Agenda 02/10/2026 Iterm #17C (Ordinance amending Ordinance 89-05, as amended, the Collier County Growth Management Plan, specifically amending the Future Land Use Element and Map Series )2/10/2026
Item # 17.C
ID# 2026-50
Executive Summary
Recommendation to approve an Ordinance amending Ordinance 89-05, as amended, the Collier County Growth
Management Plan, specifically amending the Future Land Use Element and Map Series by changing the land use
designation of property from Urban Mixed Use District, Urban Coastal Fringe Subdistrict to Urban Commercial District,
South Naples Toy Storage Commercial District, to allow 60,000 square feet of gross floor area of indoor vehicle storage,
mini- and self-storage warehousing only, and furthermore directing transmittal of the adopted amendment to the Florida
Department of Commerce, providing for severability and providing for an effective date. The subject property is in the
Coastal High Hazard Area and located on the west side of Collier Boulevard north of Championship Drive, in Section 10,
Township 51 South, Range 26 East, Collier County, Florida, consisting of 5.62± acres. [GMPA-PL20230012845] (This
item is a companion to Item 17D)
OBJECTIVE: To adopt the proposed Small-Scale Growth Management Plan (GMP) Amendment to create a new
subdistrict called the South Naples Toy Storage Commercial Subdistrict to allow 60,000 square feet of gross floor area
of indoor vehicle storage, mini- and self-storage warehousing only.
CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (Growth
Management Plan Amendment, or GMPA). Per Florida Statutes, proposed small-scale amendments are heard at one
public hearing of the Collier County Planning Commission (CCPC) and one public hearing of the Board. If the Board
approves, the petition’s proposed ordinance is adopted and transmitted to the Florida Department of Commerce.
The GMPA requested is approximately 5.62± acres and is located on the west side of Collier Boulevard north of
Championship Drive, in Section 10, Township 51 South, Range 26 East, Collier County, Florida. This petition seeks to
amend the Future Land Use Element (FLUE) and Map. The proposed Subdistrict text is recommended for approval by
the Collier County Planning Commission (CCPC), and can be found in the proposed Ordinance’s Exhibit “A.”
The process for adoption of a small-scale comprehensive plan amendment requires (in part) that the following statutory
standards be met [followed by staff analysis in bracketed and italicized text].
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer and: [The amendment is fewer than 50 acres.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local
government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific
small-scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the
small-scale future land use map amendment shall be permissible under this section. [The amendment is not proposing
only a text change to the comprehensive plan’s goals, objectives, and policies; and is proposing a map and text change
relating directly to a site-specific small-scale development activity.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical state concern,
unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the
criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the
Administration Commission pursuant to s. 380.05(1). [The property is not located within an area of critical state
concern.]
4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant
to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff have
made the following findings and conclusions:
The purpose of this GMPA and companion Planned Unit Development (PUD) petition is to allow 60,000 square feet of
gross floor area of indoor vehicle storage, mini- and self-storage warehousing only.
• There are no adverse environmental impacts.
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2/10/2026
Item # 17.C
ID# 2026-50
• No historical or archaeological sites are affected by this amendment.
• There are no concerns about impacts on public infrastructure.
• The use is generally compatible with surrounding development based upon the high-level review conducted for
a GMP amendment.
The documents provided for the amendment support the proposed changes to the FLUE and map. The CCPC Staff
Report provides a complete staff analysis of this petition.
THE COLLIER COUNTY PLANNING COMMISSION (CCPC): The CCPC heard Petition GMPA-
PL20230012845, the South Naples Toy Storage Commercial Subdistrict, on January 15, 2025. The CCPC voted
unanimously to forward this petition to the Board with a recommendation of approval. Accordingly, staff recommends
that the Board of County Commissioners approve the draft Ordinance and the request for Petition GMPA-
PL20230012845, South Naples Toy Storage Commercial Subdistrict.
This item is consistent with the Collier County strategic plan objective to implement prudent development through
effective planning for transportation, land use, and growth management.
FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated legal
advertising and public notice for the public hearings. Therefore, no fiscal impact to Collier County will result from the
approval of this amendment.
GROWTH MANAGEMENT IMPACT: The Board's adoption of the proposed amendment for transmittal to the
Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge period for any
affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one
(31) days after receipt by Florida Commerce.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized and subject to the
procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and Collier County
Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision:
"Plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of
adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent
necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment
at issue." Section 163.3177(1)(f), Florida Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, provides that
FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming
uses inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and diversify the
community's economy.
FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
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Item # 17.C
ID# 2026-50
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use, considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
RECOMMENDATION(S): To approve petition GMPA-PL20230012845, and adopt the ordinance creating a new
subdistrict to be named the South Naples Toy Storage Commercial Subdistrict.
PREPARED BY: Jessica Constantinescu, Planner II, Comprehensive Planning
ATTACHMENTS:
1. Ordinance - 2026
2. Staff Report CCPC PL20230012845 12-22-25
3. CCPC packet GMPA
4. legal ad - agenda IDs 26-50 & 26-115 - South Naples Toy Storage GMPA & PUDZ (PL20230012845 & PL20230012017) - 2.10.26
BCC
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[23-CMP-01204/1992501/1]71 18-CMP-01000
PL20230012845
South Naples Toy Storage SSGMPA
12/22/25
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ORDINANCE NO. 2026- _______
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES
BY CHANGING THE LAND USE DESIGNATION OF PROPERTY
FROM URBAN, MIXED USE DISTRICT, URBAN COASTAL FRINGE
SUBDISTRICT TO URBAN, COMMERCIAL DISTRICT, SOUTH
NAPLES TOY STORAGE COMMERCIAL DISTRICT, TO ALLOW
60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR
VEHICLE STORAGE, MINI AND SELF-STORAGE WAREHOUSING
ONLY, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE, PROVIDING FOR SEVERABILITY AND PROVIDING
FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS IN THE
COASTAL HIGH HAZARD AREA AND LOCATED ON THE WEST
SIDE OF COLLIER BOULEVARD NORTH OF CHAMPIONSHIP
DRIVE, IN SECTION 10, TOWNSHIP 51 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 5.62± ACRES.
[PL20230012845]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, 951 Collier Blvd. Investors, LLC, requested an amendment to the Future
Land Use Element and Map Series; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
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[23-CMP-01204/1992501/1]71 18-CMP-01000
PL20230012845
South Naples Toy Storage SSGMPA
12/22/25
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WHEREAS, the Collier County Planning Commission (CCPC) on ________________,
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Future Land Use Element and Map Series of the Growth Management Plan on
_____________; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The amendments to the Future Land Use Element and Future Land Use Map and Map
Series attached hereto as Exhibit “A” and incorporated herein by reference, are hereby adopted
in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida
Department of Economic Opportunity.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
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[23-CMP-01204/1992501/1]71 18-CMP-01000
PL20230012845
South Naples Toy Storage SSGMPA
12/22/25
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PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _____ day of ________________, 2026.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
__________________________ BY: ______________________________
Deputy Clerk Dan Kowal, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A – Text and Map
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Exhibit A PL20230012845
Page 1 of 4
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EXHIBIT A
FUTURE LAND USE ELEMENT
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Policy 1.5: [page 9]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
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C. URBAN – COMMERCIAL DISTRICT [page 10]
1. Mixed Use Activity Center Subdistrict
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23. South Naples Toy Storage Commercial Subdistrict
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C. Urban Commercial District [page 70]
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1. Mixed Use Activity Center Subdistrict
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23. South Naples Toy Storage Commercial Subdistrict [page 87]
The South Naples Toy Storage Commercial Subdistrict is approximately 5.62 acres in size
and is located on the west side of Collier Boulevard, 0.1 miles south of the intersection of
Diamond Lakes Circle and Collier Boulevard in Section 10, Township 51 South, Range 26
East. It is depicted on the South Naples Toy Storage Commercial Subdistrict Map. The
purpose of this Subdistrict is to allow indoor vehicle storage. Development in this subdistrict
is subject to the following:
a. The development shall be in the form of a Planned Unit Development (PUD).
b. Allowable uses are limited to the following:
1. Indoor Vehicle Storage (SIC 4225, mini- and self-storage warehousing only)
c. The development shall be limited to a maximum of 60,000 square feet of gross floor
area.
e. The CPUD shall include a maximum PM Peak Hour trip cap.
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Exhibit A PL20230012845
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FUTURE LAND USE MAP SERIES [page 177]
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South Naples Toy Storage Commercial Subdistrict
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Exhibit A PL20230012845
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Exhibit A PL20230012845
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE
PLANNING SECTION
HEARING DATE: JANUARY 15, 2026
SUBJECT: PETITION PL20230012845/SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT FOR THE SOUTH NAPLES TOY
STORAGE COMMERCIAL SUBDISTRICT
ELEMENTS: FUTURE LAND USE ELEMENT (FLUE)
AGENT/APPLICANT:
Agents: Patrick Vanasse, AICP
The Neighborhood Company
5618 Whispering Willow
Fort Myers, FL 33908
Applicant/Owner: 951 Collier BLVD Investors, LLC
1550 East Beltline AVE SW
Grand Rapids, MI 49506
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GEOGRAPHIC LOCATION:
The subject property, a ± 5.62-acre parcel, is located on the west side of Collier Boulevard (SR 951),
approximately 1.8 miles south of Tamiami Trail East (US 41) in Section 10, Township 51 South, Range
26 East.
2
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REQUESTED ACTION:
The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use
Element (FLUE) and Future Land Use Map Series to create a subdistrict called the South Naples
Toy Storage Commercial Subdistrict, by:
1) Amending the Urban Designation, Urban Commercial District text to allow for 60,000 square
feet of indoor vehicle storage within the South Naples Toy Storage Commercial Subdistrict.
2) Amending the Future Land Use Map Series to depict the ±5.62-acre South Naples Toy
Storage Commercial Subdistrict.
The proposed amended text and map change is depicted in Ordinance Exhibit A.
EXISTING CONDITIONS:
Subject Property:
The ±5.62-acre subject site is in the Agricultural (A) zoning district as demonstrated on the
Collier County Official Zoning Atlas. According to the Future Land Use Map (FLUM), the
subject property is designated as the Urban Coastal Fringe Subdistrict of the Urban Mixed-Use
District, which is also classified as an Urban Designation. The site, in its current designation, is
eligible to develop low-density residential and low-intensity agricultural uses.
The Urban Mixed-Use District is intended to accommodate both residential and non-residential
land uses, in which certain commercial and industrial uses are allowed subject to criteria. The
purpose of the Urban Residential Subdistrict is to provide for developments of higher density
with few natural resource constraints, where existing and planned public facilities are
concentrated.
Surrounding Lands:
North: Future Land Use Designation: Urban Coastal Fringe Subdistrict of the Urban
Mixed-Use District. Zoned; Agricultural. Land Use: Vacant.
East: Future Land Use Designation: Urban Coastal Fringe Subdistrict of the Urban
Mixed-Use District. Zoned: SR 951 Right-of-Way; Silver Lakes Mixed Use Planned
Unit Development (MPUD). Land Use: ROW; Residential.
South: Future Land Use Designation: Urban Coastal Fringe Subdistrict of the Urban
Mixed-Use District. Zoned: Agricultural. Land Use: 110’ FPL Easement, FPL
Capri Substation.
West: Future Land Use Designation: Conservation. Zoned: Agricultural. Land Use:
Vacant.
Surrounding land uses include vacant land to the north, designated within the Urban Coastal Fringe
Subdistrict of the Urban Mixed-Use District and zoned Agricultural. To the east, properties within
the same Urban Coastal Fringe designation include the SR 951 right-of-way and the Silver Lakes
Mixed Use Planned Unit Development, which are developed with transportation right-of-way and
residential uses. Properties to the south are zoned Agricultural and include a 110-foot FPL
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easement and the FPL Capri Substation, beyond which exist a LCEC Electrical Substation and two
self-storage facilities: the existing Midgard Self Storage and the approved 951 Vehicle Suites
CPUD. Lands to the west are designated Conservation, zoned Agricultural, and are currently
vacant.
BACKGROUND AND ANALYSIS:
The subject site is located within the Urban, Urban Mixed-Use District, Urban Coastal Fringe
Subdistrict. The Urban Coastal Fringe Subdistrict is comprised of the Urban areas located south of
US 41, east of the City of Naples, and west of the Rural Fringe Mixed Use Neutral Lands, seaward
of the Coastal High Hazard Area Boundary. The Urban Coastal Fringe Subdistrict provides for
transitional densities between the Conservation designated areas located south of the Subdistrict and
the remaining Urban designated area located north of the Subdistrict. The subdistrict comprises
approximately 11,354 acres and 10% of the Urban Mixed Use District.
The properties immediately surrounding the subject site reflect a mix of vacant land, infrastructure,
and residential uses. In proximity to the subject site, there are three Planned Unit Developments:
Silver Lakes MPUD, a mixed-use development incorporating park/travel trailer recreational vehicle
residential development with recreational amenities; Pelican Lake PUD, a recreational vehicle park
with associated facilities including a clubhouse and recreational amenities; and 951 Vehicle Suites
CPUD, a development of 135,000 square feet of gross floor area of indoor air-conditioned vehicle
storage including automobiles, recreational vehicles, swamp buggies, four wheelers, and boats.
A variety of commercial uses exist beyond the immediately surrounding areas. The nearest
commercial uses in proximity to the subject site include the Naples Outlet Collection, a retail
shopping center located approximately 1/3 of a mile north of the property on the east frontage of
Collier Boulevard, and the Coral Isle Golf Center, a driving range with an accessory golf retail shop
located approximately 1/3 of a mile south of the property on the east frontage of Collier Boulevard.
The Future Land Use Element (FLUE) establishes guiding policies for directing land use patterns
within Urban designated areas. According to the FLUE, commercial development should be directed
to Mixed Use Activity Centers, which are intended to support commercial developments in
walkable, accessible environments. This strategic approach is designed to minimize the impact of
commercial developments on surrounding residential areas.
The FLUE encourages a gradual transition in development intensity as land uses move away from
the core of a Mixed Use Activity Center. This policy aims to protect residential areas from being
directly adjacent to high-intensity commercial or industrial uses. The development proposed on the
subject property is considered infill development and will provide for a transitional use between the
existing electrical substation to the south and future uses of the vacant surrounding properties.
The petition includes a conceptual site plan and visual renderings depicting the warehouse buildings.
The conceptual site plan offers landscape buffering and a ±0.68-acre preserve area to reduce the
impacts of the proposed vehicle storage facility on adjacent land uses. The proposed maximum
building height is 35 feet, consistent with the development standards of the surrounding Agricultural
zoning districts. The location of the property should have minimal to no visual impact on the
existing residential uses to the east, as the development is accessed by a drive aisle that is
approximately 600 feet of distance from its access point at Collier Boulevard.
According to the Occupational Safety and Health Administration (OSHA) Standard Industrial
Classification (SIC) system, mini-warehousing falls under SIC 4225: General Warehousing and
Storage. The Collier County Land Development Code (LDC) allows this SIC code by right in the
Business Park (BP), Industrial (I), and Heavy Commercial (C-5) base zoning districts. The LDC
implements this use to be located in intensively developed or industrialized areas. The proposed
South Naples Toy Storage Commercial Subdistrict and companion Planned Unit Development
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Rezone will effectively blend its proposed use of vehicle storage in a manner that is compatible with
the surrounding land use context.
Traffic Capacity/Traffic Circulation Impacts: A Transportation Impact Statement (TIS) prepared
by Davidson Engineering, Inc. on February 1, 2024 was submitted as part of this petition.
Transportation Planning staff reviewed the TIS and the petition for consistency with Policy 5.1 of the
Transportation Element of the Growth Management Plan using the current 2024 AUIR. Staff finds
the TIS to be sufficient and have no objections to the Transmittal of this GMPA petition.
Environmental Planning Impacts: The subject property is 5.62 acres. The Environmental Services
Staff verified the acreage of native vegetation on site during the review of the PUD PL20230012017
for the project. The subject property is currently zoned Agriculture. The property contains 3.68 acres
of native vegetation, which will require 0.55 acres to be placed in preservation. The proposed GMP
amendment has no effect on the requirements of the Conservation and Coastal Management Element
(CCME) regarding the protection of native vegetation; the preservation requirement is 0.55 acres
(15% of 3.68 acres). Native vegetation on-site will be retained as required by the standards
established by CCME Policy 6.1.2 and section 3.05.07 of the LDC. Environmental Services staff
recommends approval of the proposed petition.
Public Utilities Impacts: The project lies within the regional potable water service area and the
south wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and
wastewater services are available via existing infrastructure within the adjacent right-of-way.
Sufficient water and wastewater treatment capacities are available. Any improvements to the
CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project
will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to
the County at the time of utilities acceptance.
CRITERIA FOR GMP AMENDMENTS IN FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter
163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be
based upon relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the comprehensive plan or plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary, indicated by the data
available on that particular subject at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such
studies, surveys, data, and supporting documents for proposed plans and plan amendments
shall be made available for public inspection, and copies of such plans shall be made
available to the public upon payment of reasonable charges for reproduction. Support data or
summaries are not subject to the compliance review process, but the comprehensive plan
must be clearly based on appropriate data. Supporting data or summaries may be used to aid
in determining compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted may
be evaluated. However, the evaluation may not include determining whether one accepted
methodology is superior to another. Original data collection by local governments is not
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required. However, local governments may use original data so long as methodologies are
professionally accepted.
3. The comprehensive plan shall be based on permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and
Demographic Research or generated by the local government using a professionally accepted
methodology. The plan must be based on at least the minimum amount of land required to
accommodate the medium projections as published by the Office of Economic and
Demographic Research for at least a 10-year planning period unless otherwise limited under
s. 380.05, including related rules of the Administration Commission. Absent physical
limitations on population growth, population projections for each municipality, and the
unincorporated area within a county must, at a minimum, be reflective of each area’s
proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses that are inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport, as defined in Section 330.35
and consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan designating the proposed future general distribution, location, and extent
of land use for residential, commercial, industrial, agricultural, recreational, conservation,
educational, public facility, and other categories of public and private land use. The approximate
acreage and the general range of density or intensity of use shall be provided for the gross land
area included in each existing land use category. The element shall establish the long-term end
toward which land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
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Section 163.3187 Florida Statutes:
Process for adoption of small scale comprehensive plan amendment:
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer and: [The amendment is fewer
than 50 acres.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan, but only proposes a land use change to the future land
use map for a site-specific small scale development activity. However, text changes that relate
directly to, and are adopted simultaneously with, the small-scale future land use map amendment
shall be permissible under this section. [The amendment is not proposing a text change to the
comprehensive plan’s goals, objectives, and policies; and is proposing a map and text change
relating directly to a site-specific small scale development activity.]
(c) The property that is the subject of the proposed amendment is not located within an area of
critical state concern, unless the project subject to the proposed amendment involves the
construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within
an area of critical state concern designated by s. 380.0552 or by the Administration Commission
pursuant to s. 380.05(1). [The property is not located within an area of critical state concern.]
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
The petitioner conducted a NIM on June 6, 2024, at the Donna Fiala Eagle Lakes Community
Park Community Center at 11565 Tamiami Trail East, Naples, FL 34113. The meeting was
available for remote participation. The meeting began at 5:30 p.m. and concluded at 5:45 p.m.
No attendees were present at the meeting nor participated in the meeting remotely.
A second NIM meeting was held as the petition lapsed over 1 year from the previously held NIM
meeting date. The second NIM meeting was held on August 14, 2025, at 5:30 p.m. at the Donna
Fiala Eagle Lakes Community Park Community Center at 11565 Tamiami Trail East, Naples, FL
34113. The meeting was available for remote participation. The meeting began at 5:30 p.m. and
concluded at 5:45 p.m. No attendees were present at the meeting nor participated in the meeting
remotely.
Additional documentation of the NIM meetings are provided in Attachment B.
FINDINGS AND CONCLUSIONS:
The Comprehensive Planning staff finds that the creation of the proposed subdistrict and the uses
it will authorize, as identified in the subdistrict language, is consistent with the applicable goals,
objectives, and policies of the Growth Management Plan and the Florida Statutes listed above.
LEGAL REVIEW: This staff report was reviewed by the County Attorney’s office on December 22,
2025.
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward petition PL20240001079,
South Naples Toy Storage Commercial Subdistrict GMPA, to the Board of County Commissioners
with a recommendation to approve.
Page 3418 of 3707
The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the
applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the
application, see Resolution 12-234. If you have any questions, please contact the Comprehensive Planning
Section at 239-252-2400.
APPLICANT CONTACT INFORMATION
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Application to Amend The Growth Management Plan
LDC subsection 10
Chapter 3 of the Administrative Code
Revised 2023 Page 1 of 8Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
www.colliercountyfl.gov/
NaNammee ofof PrProp opeerrty ty OOwwnneerr(s)(s):: ____________________________________________________________________________________________________________
NaNammee ofof AApppplliicant cant iiff ddiiffffeerreennt t ththaann oowwnneerr:: ____________________________________________________________________________________
AAddddrreess:ss: ___________________________________________________C _Ciity:ty: __________________________ SState: tate: _____________ _ ZZIIP: P: ____________________
TTeelleepphhon onee:: _______________________________________ _ CelCelll:: _______________________________________ _ FFaax:x: ______________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
NaNammee ofof AAggeennt:t: ________________________________________________________________________________________________________________________________
FiFirrmm:: __________________________________________________________________________________________________________________________________________________
AdAdddrreess:ss: ___________________________________________C_Ciity:ty: ______________________________ StaState:te: __________________ ZZIIP: P: ____________________
TTeelleepphhononee:: __________________________________________ CellCell:: _________________________________________ _ Fax: Fax: __________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
Name of Owner(s) of Records: ____________________________________________________
Address: __________________________City: _____________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
____________________________________________________________________________
*On an additional paper include the Name, Company, Address and Qualifications of all
consultants and other professionals providing information contained in this application,
as well as Qualifications of the Agent identified above
Page 3419 of 3707
Page 3420 of 3707
Page 3421 of 3707
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
www.colliercountyfl.gov/
C.GENERAL LOCATION
A.PARCEL I.D. NUMBER:
B.LEGAL DESCRIPTION: (multi-line, fillable areas will hold as much text as needed)
F.TAZ:
D.Section: _______ Township: _______ Range: ________
E.PLANNING COMMUNITY: _______________________
G.SIZE IN ACRES: ______________H.ZONING:
I.FUTURE LAND USE MAP DESIGNATION(S): ______________________________________
J.SURROUNDING LAND USE PATTERN:
A.GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
DESCRIPTION OF PROPERTY
TYPE OF REQUEST
______ Housing Element ______ Recreation/Open Space
______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element
______ Aviation Sub-Element ______ Potable Water Sub-Element
______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element
______ Solid Waste Sub-Element ______ Drainage Sub-Element
______ Capital Improvement Element ______ CCME Element
______ Future Land Use Element ______ Golden Gate Master Plan
______ Immokalee Master Plan
B.AMEND PAGE (S): ____________ OF THE: ___________________________ ELEMENT
Page 3422 of 3707
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
Identify language to be added). (multi-line, fillable areas will hold as much text as needed)
C.AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM:
TO:
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
E. DESCRIBE ADDITINAL CHANGES REQUESTED:
REQUIRED INFORMATION
Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with
subject property outlined.
Provide most recent aerial of site showing subject boundaries, source, and date.
Provide a map and summary table of existing land use and zoning within a radius of 300 feet from
boundaries of subject property.
Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with
acreage totals for each land use designation on the subject property.
ENVIRONMENTAL
Provide most recent aerial and summary table of acreage of native habitats and soils occurring on
site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE
INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE.
Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game &
Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or
known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property.
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced
to 8-1/2 x 11 shall be provided of all aerials and/or maps.
LAND USE
FUTURE LAND USE DESIGNATION:
Page 3423 of 3707
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
www.colliercountyfl.gov/
PUBLIC FACILITIES
Provide the existing Level of Service Standard (LOS) and document the impact the proposed change
will have on the following public facilities:
GROWTH MANAGEMENT
INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
Is the proposed amendment located in an Area of Critical State Concern? (Reference , F.A.C.).
IF so, identify area located in ACSC.
Potable Water
Sanitary Sewer
Arterial & Collector Roads; Name specific road and LOS
Drainage
Solid Waste
Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an increase in intensity for
commercial and/or industrial development that would cause the LOS for public facilities to fall below the
adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment.
Is the proposed amendment directly related to a proposed Development of Regional Impact
pursuant to Chapter 380 F.S.? (Reference , F.A.C.)
Is the proposed amendment directly related to a proposed Small Scale Development Activity
pursuant to Subsection 163.3187 (1)(c), F.S.? Does the proposed amendment create a significant
impact in population which is defined as a potential increase in County-wide population by than 5%
of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate
mitigation measures being proposed in conjunction with the proposed amendment.
Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a
specific land use designation and district identified (commercial, industrial, etc.) or is the proposed
land use a new land use designation or district? (Reference F.A.C.). If so, provide data and
analysis to support the suitability of land for the proposed use, and of environmentally sensitive land,
ground water and natural resources. (Reference , F.A.C.)
Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands,
with acreage totals for each land use designation on the subject property.
N
N
Page 3424 of 3707
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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SUPPLEMENTAL INFORMATION
(Reference Capital Improvement Element Objective 1 and Policies):
Provide a map showing the location of existing services and public facilities that will serve the
subject property (i.e. water, sewer, fire protection, police protection, schools and emergency.
Document proposed services and public facilities, identify provider, and describe the effect the
proposed change will have on schools, fire protection and emergency medical services.
Flood zone based on Flood Insurance Rate Map data (FIRM).
Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning
Maps) Coastal High Hazard Area, if applicable
High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified
on Collier County Zoning Maps).
$16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at
time of submittal. (Plus, proportionate share of advertising costs)
$9,000.00 non-refundable filing fee for a Small-Scale Amendment made payable to the Board of
County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs)
Proof of ownership (copy of deed)
Notarized Letter of Authorization if Agent is not the Owner (See attached form)
*If you have held a pre-application meeting within 9 months prior to submitted date and paid the
pre-application fee of $500.00 at the meeting, deduct that amount from the above application fee amount
when submitting your application. All pre-application fees are included in the total application submittal
fee if petition submitted within 9 months of pre-application meeting date. Otherwise the overage will be
applied to future proportionate share advertising costs.
*Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of
1”=400’ or at a scale as determined during the pre-application meeting.
*All attachments should be consistently referenced as attachments or exhibits, and should be labeled to
correlate to the application form, e.g. “Exhibit I.D.”
*Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps.
Some maps are available on the Zoning Division website depicting information herein:
F.OTHER
Identify the following areas relating to the subject
property:
Zoning Services Section: _________________ Comprehensive Planning Section: ________________
Not in a wellfield or cone of influence
In zone AE
Y
Y
Y
Page 3425 of 3707
Page 3426 of 3707
Form Revision Date 07/2016
ANNUAL STATEMENT
For use by DOMESTIC LIMITED LIABILITY COMPANY
(Required by Section 207, Act 23, Public Act of 1993)
Identification Number: 802400202
Annual Statement Filing Year: 2023
1. Limited Liability Company Name:
TIMMER PARTNERS, LLCTIMMER PARTNERS, LLC
2. The street address of the limited liability company's registered office and name of the resident agent at that office:
1. Resident Agent Name: BRANDON STEWART
2. Street Address: 1550 EAST BELTLINE AVE SE
Apt/Suite/Other: SUITE 150
City: GRAND RAPIDS
State:MI Zip Code: 49506
3. Mailing address of the registered office:
P.O. Box or Street
Address: 1550 E. BELTLINE AVE. SE
Apt/Suite/Other:SUITE 150
City: GRAND RAPIDS
State: MIMI Zip Code: 49506
This annual statement must be signed by a member, manager, or an authorized agent.
Signed this 30th Day of May, 2023 by:
Signature Title Title if ''Other'' was selected
Jon Timmer Member
By selecting ACCEPT, I hereby acknowledge that this electronic document is being signed in accordance with the Act. I further certify
that to the best of my knowledge the information provided is true, accurate, and in compliance with the Act.
nmlkj Decline nmlkji Accept
Filed by Corporations Division Administrator Filing Number: 223692913740 Date: 05/30/2023
Page 3427 of 3707
MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS
FILING ENDORSEMENT
This is to Certify that the
for
ID Number:
received by electronic transmission on , is hereby endorsed.
Filed on , by the Administrator.
The document is effective on the date filed, unless a subsequent effective date within 90 days after
received date is stated in the document.
In testimony whereof, I have hereunto set my
hand and affixed the Seal of the Department,
TIMMER PARTNERS, LLC
2023 ANNUAL STATEMENT
802400202
May 30, 2023
May 30, 2023
in the City of Lansing, this 30th dayin the City of Lansing, this 30th dayin the City of Lansing, this 30th dayin the City of Lansing, this 30th day
of May, 2023.of May, 2023.of May, 2023.of May, 2023.
Filed by Corporations Division Administrator Filing Number: 223692913740 Date: 05/30/2023
Linda Clegg, DirectorLinda Clegg, DirectorLinda Clegg, DirectorLinda Clegg, Director
Corporations, Securities & Commercial Licensing BureauCorporations, Securities & Commercial Licensing BureauCorporations, Securities & Commercial Licensing BureauCorporations, Securities & Commercial Licensing Bureau
Page 3428 of 3707
10
Page 3429 of 3707
11
Page 3430 of 3707
12
Page 3431 of 3707
South Naples Toy Storage Commercial Subdistrict Page 1 of 1
Submittal #6
09/XX/2025
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239-398-2016
www.theneighborhood.company
EXHIBIT 1A
South Naples Toy Storage Commercial Subdistrict
PROPOSED SUBDISTRICT LANGUAGE
Proposed Small Scale Amendment to the Collier County Future Land Use Element (FLUE) and
Future Land Use Map (FLUM) related to ±5.62 acres located on the west side of Collier Boulevard,
north of Championship Drive in unincorporated Collier County, Florida.
Amend the URBAN DESIGNATION, Urban Commercial District as follows:
C. URBAN – COMMERCIAL DISTRICT
*******************************************************************************************************
23. South Naples Toy Storage Commercial Subdistrict
The South Naples Toy Storage Commercial Subdistrict comprises approximately 5.62 acres and is located
on the west side of Collier Boulevard, 0.1 miles south of the intersection of Diamond Lakes Circle and
Collier Boulevard, in Section 10, Township 51 South, Range 26 East. It is depicted on the South Naples
Toy Storage Commercial Subdistrict Map. The purpose of this subdistrict is to allow indoor vehicle storage.
Development in this Subdistrict is subject to the following:
a) The development shall be in the form of a Planned Unit Development (PUD).
b) Allowable uses are limited to the following:
1. Indoor Vehicle Storage (SIC 4225, mini- and self-storage warehousing only)
c) The development shall be limited to a maximum of 60,000 square feet of gross floor area.
d) The CPUD shall include a maximum PM Peak Hour trip cap.
Page 3432 of 3707
SOUTHERN BREEZE DR
COLLIER BLVDSOUTHERN BREEZE DR
DIAMOND LAKE CIR
SILVER LAKE BLVD
DIAMOND LAKE CIR
CHAMPIONSHIP DR
H
AW
K
S
N
E
S
T
D
R CARDINAL COVE LNMULBERRY LNTREASURE COVE BLVD
ENBROOK LP ENBROOK LPTRANQUIL BRK DRROOKERY BAY DR
GULFWINDS E
SUBJECT PROPERTY ±5.61 ACRES
MAJOR ROADWAYS
LEGEND
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
1" = 1000'SCALE:
EXHIBIT 1B: LOCATION MAP
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEM (2021)
Page 3433 of 3707
SOUTHERN BREEZE DR
COLLIER BLVDSOUTHERN BREEZE DR
DIAMOND LAKE CIR
SILVER LAKE BLVD
DIAMOND LAKE CIR
CHAMPIONSHIP DR
H
AW
K
S
N
E
S
T
D
R
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
EXHIBIT 1B: AERIAL MAP 1" = 500'SCALE:
SUBJECT PROPERTY: ±5.61 ACRES
LEGEND
SOURCES: SURVEYED PROPERTY BOUNDARY (2023)
Page 3434 of 3707
SOUTHERN BREEZE DR
COLLIER BLVDSOUTHERN BREEZE DR
SILVER LAKE BLVD
DIAMOND LAKE CIR
CHAMPIONSHIP DR
SILVER LAKES - PUD
COPPER COVE PRESERVE
PELICAN LAKE - PUD
A.S.G.M
BUSINESS
CENTER
PUD
A
A
C-5
CON
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
EXHIBIT 1B: ZONING MAP 1" =400'SCALE:
LEGEND
SUBJECT PROPERTY: ±5.61 ACRES
300 FOOT BUFFER
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEM (2021)
AGRICULTURAL
C-5
PUD
CONSERVATION
Page 3435 of 3707
SOUTHERN BREEZE DR
CHAMPIONSHIP DR
H
AW
K
S
N
E
S
T
D
R
SOUTHERN BREEZE DR
COLLIER BLVDDIAMOND LAKE CIR
SILVER LAKE BLVD
DIAMOND LAKE CIR
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
EXHIBIT 1B: FUTURE LAND USE MAP 1" = 500'SCALE:
LEGEND
SUBJECT PROPERTY: ±5.61 ACRES
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEM (2021)
URBAN COASTAL FRINGE SUBDISTRICT
CONSERVATION
Page 3436 of 3707
NAPLES HMA LLC. DBA
GREATER NAPLES FIRE
RESCUE - STATION #23
COLLIER COUNTY SHERIFF'S
OFFICE - DISTRICT 5
SUBJECT PROPERTY
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
EXHIBIT 1B: EXISTING SERVICES 1" = 4000'SCALE:
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEM (2023)
UTILITIES
SUBJECT PROPERTY
LEGEND
WATER SERVICE
SANITARY
WATER METER (TYP.)
FIRE HYDRANT (TYP.)
LIFT STATION
Page 3437 of 3707
SOUTHERN BREEZE DR
CHAMPIONSHIP DR
H
AW
K
S
N
E
S
T
D
R
SOUTHERN BREEZE DR
COLLIER BLVDDIAMOND LAKE CIR
SILVER LAKE BLVD
DIAMOND LAKE CIR
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
EXHIBIT 1B: SUBDISTRICT MAP 1" = 500'SCALE:
LEGEND
SOURCES: COLLIER COUNTY GEOGRAPHIC INFORMATION SYSTEM (2021)
SOUTH NAPLES TOY STORAGE COMMERCIAL SUBDISTRICT : ±5.61 ACRES
PARCELS
Page 3438 of 3707
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
EXHIBIT 1B: FLOOD ZONE FIRM MAP 1" = 1000'SCALE:
LEGEND
SUBJECT PROPERTY : ±5.61 ACRES
SOURCES: FEMA - NATIONAL FLOOD INSURANCE PROGRAM
Page 3439 of 3707
South Naples Toy Storage Subdistrict Page 1 of 6
Submittal #6
10/09/2025
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239-398-2016
www.theneighborhood.company
SOUTH NAPLES TOY STORAGE SUBDISTRICT
Growth Management Plan Amendment (GMPA)
SUPPLEMENTAL NARRATIVE
BACKGROUND & REQUEST
The subject property comprises ±5.62 acres located on the west side of Collier Boulevard, north of
Championship Drive, and approximately 1.8 miles south of Tamiami Trail East in Section 10, Township 51
South, Range 26 East, Collier County, Florida. The property is zoned Agricultural and has a future land use
designation of Urban Coastal Fringe, as designated on the Future Land Use Map (FLUM) of the Growth
Management Plan (GMP). The parcel is currently undeveloped and is a “flag” lot, with only a small portion
fronting Collier Boulevard north of an existing Florida Power and Light substation.
The table below summarizes the existing future land use designations, zoning, and uses in the vicinity and
surrounding the subject property:
Future Land Use District Zoning District Existing Uses
NORTH Urban Coastal Fringe Agricultural Vacant
SOUTH Urban Coastal Fringe Agricultural / C-5 FPL substation / self-storage
EAST Urban Coastal Fringe Agricultural FPL substation
WEST Conservation District Conservation Rookery Bay Preserve
The applicant is requesting an amendment to the Future Land Use Element (FLUE) of the GMP to create
a new subdistrict (South Naples Toy Storage Commercial Subdistrict) within the Urban – Commercial
District. This new subdistrict will permit the development of up to 60,000 square feet of indoor recreational
vehicle storage (mini- and self-storage warehousing) intended for luxury vehicles. The proposed sub-district
and companion CPUD for luxury vehicle storage represents an ideal, complementary, and compatible
development, in a logical location that will allow a viable economic use of the subject property.
The following supplemental narrative, combined with the attached market analysis (Exhibit 03), provides
justification for the proposed project and consistency with the Growth Management Plan (GMP).
Page 3440 of 3707
South Naples Toy Storage Subdistrict Page 2 of 6
Submittal #6
10/09/2025
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239-398-2016
www.theneighborhood.company
JUSTIFICATION
The following section provides numerous reasons that support the proposed Growth Management Plan
Amendment including:
• The general location abutting higher intensity commercial/industrial uses along a major arterial
roadway.
• Providing a transition from conservation areas to the west to more intense development along the
Collier Boulevard corridor.
Proposed Use
The intent of the proposed use is to provide indoor, climate-controlled, hurricane-rated storage for luxury
vehicles including cars, boats, and RVs. This type of storage use is low impact in terms of traffic and its
ability to coexist with surrounding uses and will not have a negative effect on neighboring properties in
relation to noise, glare, economic impact, or odor. The proposed facility represents a low intensity, passive
commercial use that generates minimal traffic, as supported by the Traffic Impact Statement (TIS) included
with this application.
Existing Conditions
As demonstrated previously, the subject property is bounded to the north by a vacant Agricultural zoned
parcel and to the south by two electric substations and a C-5 zoned property with an existing self-storage
facility. To the west lies the Rookery Bay Preserve, which is zoned Conservation. The proposed
development is less intensive than the existing C-5 uses, as it limits permitted uses to indoor storage and
accessory services and does not propose outdoor storage of vehicles. Additionally, the proposed use is
less intense from an environmental perspective than many agricultural uses which would be permitted by
right under the Agricultural zoning district.
An on-site preserve will provide a significant buffer to the adjacent conservation area. Across Collier
Boulevard to the east, are several residential developments zoned PUD, some of which may benefit directly
from the services provided by this facility, as the nearby residential development is currently marketed as
an RV resort.
Location and Compatibility
The subject property represents an infill area effectively cut off from the surrounding uses as a result of the
intense FPL facilities to the south and east, a major arterial to the east, and Rookery Bay to the west.
According to available records, FPL has owned the abutting substation property since 1965. As noted in
LDC Section 2.01.03, electrical substations are considered essential services and are permitted uses in all
zoning districts. Substations, electrical transmission and distribution lines, and other utilities such as water
and sewer lines are needed public infrastructure that should indeed be considered “essential” and allowed
in all zoning district. However, not all Essential Services are created alike. While many are low impact and
sometimes underground, electrical substations create numerous impacts – visual, sound, and social.
Locating a low impact commercial use such as the proposed luxury vehicle storage helps to create a
transition from the more industrial substations to the surrounding Agricultural zoned properties.
The proposed development will be carefully designed to ensure compatibility with surrounding uses.
Through the use of setbacks, buffering, and site design, the proposed subdistrict will internalize all activity,
will create appropriate separation from residential properties across Collier Boulevard, and will ensure that
there are no impacts to surrounding properties.
Page 3441 of 3707
South Naples Toy Storage Subdistrict Page 3 of 6
Submittal #6
10/09/2025
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239-398-2016
www.theneighborhood.company
CONSISTENCY WITH FLORIDA STATUTES AND COLLIER COUNTY GMP
Section 163.3177(6)(a)2 states that the future land use plan and any plan amendments must be based on
surveys, studies, and data relevant to the area, including:
a. The amount of land required to accommodate anticipated growth.
The South Naples Toy Storage project is intended to meet the increasing demand for indoor
recreational vehicle storage (see Market Study) by both current and future residents of the area.
b. The projected permanent and seasonal population of the area.
The Market Study submitted with this application provides population projections for both
permanent and seasonal residents within the market area.
c. The character of undeveloped land.
The character of the undeveloped subject property is documented in the Environmental Data and
Survey. The land cover is classified as Acacia auriculiformis (8%), Melaleuca quinquenervia (35%),
Schinus terebinthifolia(30%), across the whole property. Exotics are scattered throughout the site.
The property as a whole has an exotic density of E3 (50-75%). The least amount of exotics are in
the rear of the site, adjacent to the wetlands off site. Additionally, there are urban services available
to the site, which represents an infill opportunity in an urban designated area of the FLUM.
d. The availability of water supplies, public facilities, and services.
The project will be served by Collier County Public Utilities for both water and sewer. Adequate
public facilities and infrastructure are currently in place to support the proposed use.
The subject property is located within Collier County’s potable water, sanitary sewer, and solid
waste service areas. Level of Service (LOS) standards for these utilities are based on residential
population. As a non-residential project, the proposed development will not impact LOS thresholds
within the 5-year planning horizon.
Public safety services are readily available in the area. Greater Naples Fire Rescue Station #23 is
located less than one mile from the site, and the Collier County Sheriff’s Office – District 5 is located
within two miles. Refer to the enclosed Public Services Facility Map for additional details.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
There are no blighted conditions or nonconforming uses present on the subject property or in the
surrounding area.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
There are no military installations located near the subject property.
Page 3442 of 3707
South Naples Toy Storage Subdistrict Page 4 of 6
Submittal #6
10/09/2025
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239-398-2016
www.theneighborhood.company
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
The subject property is not adjacent to any airports and is not affected by airport-related land use
restrictions.
h. The discouragement of urban sprawl.
The subject property within the Urban Mixed Use District, Urban Coastal Fringe Subdistrict of the
FLUE. It is bound to the north by a vacant parcel zoned Agricultural, and to the south by two electric
substations and a C-5 zoned property with existing self-storage facility featuring indoor and outdoor
storage. The property is also bordered by the Rookery Bay Preserve to the west and several PUD-
zoned residential developments across Collier Boulevard to the east. These existing and planned
developments support infill development, which does not contribute to urban sprawl.
Section 163.3187(1), Florida Statutes
1. A small scale development amendment may be adopted under the following conditions:
a. The proposed amendment involves a use of 50 acres or fewer and;
The proposed amendment is limited to two parcels that total ±5.62 acres.
b. The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land
use change to the future land use map for a site-specific small scale development
activity. However, text changes that relate directly to, and are adopted
simultaneously with, the small scale future land use map amendment shall be
permissible under this section.
The amendment proposes a new subdistrict to the Urban – Commercial District of the
FLUE to allow development of the subject property with a low-intensity commercial use.
c. The property that is the subject of the proposed amendment is not located within an
area of critical state concern, unless the project subject to the proposed amendment
involves the construction of affordable housing units meeting the criteria
S.420.0004(3) and is located within an area of critical state concern designated by S.
380.0552 or by the Administration Commission pursuant to S. 380.05(1).
The subject property is not located within an area of critical concern.
Consistency with the Growth Management Plan
Future Land Use Element
Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of
community facilities by: confining urban intensity development to areas designated as Urban ….
The subject property within the Urban Mixed Use District, Urban Coastal Fringe Subdistrict of the FLUE. It
is bound to the north by a vacant parcel zoned Agricultural, and to the south by two electric substations and
a C-5 zoned property with existing self-storage facility featuring indoor and outdoor storage. The property
is also bordered by the Rookery Bay Preserve to the west and several PUD-zoned residential developments
Page 3443 of 3707
South Naples Toy Storage Subdistrict Page 5 of 6
Submittal #6
10/09/2025
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239-398-2016
www.theneighborhood.company
across Collier Boulevard to the east. These existing and planned developments support infill development,
which does not contribute to urban sprawl.
Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding
land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and
effective October 18, 2004, as amended).
The proposed South Naples Toy Storage Subdistrict is appropriately situated along a major arterial roadway
(Collier Boulevard), making it easily accessible to the target market. The project addresses a demonstrated
need for indoor vehicle storage, as shown in the accompanying Market Demand Analysis (Exhibit 03)
submitted with this application.
The proposed development is less intensive than the adjacent C-5 uses, as it limits permitted uses to indoor
storage and accessory services. An on-site preserve area provides a significant buffer to the adjacent
conservation area. Unlike potential agricultural uses permitted by right, the proposed use will be less
environmentally impactful to the surrounding properties. Across Collier Boulevard to the east are several
residential developments zoned PUD, some of which may benefit directly from the services provided by
this facility, as the nearby residential development is currently marketed as an RV resort.
Policy 7.1: The County shall encourage developers and property owners to connect their properties
to fronting collector and arterial roads, except where no such connection can be made without
violating intersection spacing requirements of the Land Development Code.
South Naples Toy Storage project proposes access from Collier Boulevard, a designated arterial roadway.
This access is consistent with County policy and ensures efficient connectivity to the regional transportation
network without violating spacing requirements. As mentioned previously, the TIS has concluded that the
proposed storage use will not negatively impact the levels of service on Collier Boulevard.
Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce
vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals.
Naples Toy Storage project proposes a single access point from Collier Boulevard, with internal circulation
designed to support efficient vehicle movement within the site.
Policy 7.3: All new and existing developments shall be encouraged to connect their local streets
and/or interconnection points with adjoining neighborhoods or other developments regardless of
land use type.
The most direct and practical access to the South Naples Toy Storage site is from Collier Boulevard via a
paved driveway. Interconnection with the adjacent electric substations to the east and south is not feasible
or desired due to safety and security concerns for both the public and the utility provider.
Policy 7.4: The County shall encourage new developments to provide walkable communities with a
blend of densities, common open spaces, civic facilities and a range of housing prices and types.
The South Naples Toy Storage project is a non-residential use and does not include a residential
component; therefore, this policy does not apply.
Page 3444 of 3707
South Naples Toy Storage Subdistrict Page 6 of 6
Submittal #6
10/09/2025
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239-398-2016
www.theneighborhood.company
Conservation and Coastal Management Element
Objectives 6.1
Protect native vegetative communities through the application of minimum preservation
requirements. (The Policies under this Objective apply to all of Collier County except for that portion
of the County which is identified on the Countywide Future Land Use Map (FLUM) as the Rural
Lands Stewardship Area Overlay.)
Policy 6.1.1: For the County’s Urban Designated Area, Estates Designated Area, Conservation
Designated Area, and Agricultural/Rural Mixed Use District, Rural-Industrial District and Rural
Settlement Area District as designated on the FLUM, native vegetation shall be preserved through
the application of the following minimum preservation and vegetation retention standards and
criteria …
Per Policy 6.1.1, the proposed development will meet or exceed the preserve requirement of 15%. The
preserve will meet all Collier County requirements, and all required State and Federal agency permits will
be obtained and provided to Collier County at the time of SDP. In addition, an enhanced preserve area is
proposed as part of the Master Plan to improve compatibility with the adjacent conservation lands to the
west.
Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats …
An Environmental Impact Survey that meets county and agency requirements has been conducted for the
subject property. No listed species were found on the property. Future development on this property will
meet or exceed the County’s habitat preserve requirements, will be consistent with Policy 7.1.4, and will
comply with all state and federal listed species requirements.
Page 3445 of 3707
SPECIES MANAGEMENT PLAN
Site Address
5767 Collier Blvd
Naples, Florida 34113
PID 00734160009
Collier County Environmental Plan Reviewers
To whom it may concern,
The following document will serve as the Species Management Plan requested by the Collier
County Environmental Plan Reviewers for the construction development located at 5767 Collier
Blvd, Naples Florida 34113, Collier County Parcel ID Number 00734160009.
If any additional information is required please contact Schuyler Houfek with Tropical
Environmental Consultants.
Sincerely,
Schuyler Houfek
Tropical Environmental Consultants
Biologist and Consultant
SHoufek@tecsfl.com
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
10/23/24 Attn: Jaime Cook Environmental Reviewer
Refer to Figure 2-Black Bear Sighting Map on page 18 of this PDF document to resolve
Correction Comment #1
Page 3446 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
SPECIES MANAGEMENT PLAN
Introduction
The 5.62+/- property is located at 5767 Collier Blvd, Naples Florida 34113 within Collier County. PID
00734160009. The property is currently undeveloped and is zoned Acreage not zoned agricultural, the
legal address for the property is 10 51 26 COMM SW CNR SEC 10, N 110.03FT TO POB, CONT N
330.11FT, E 673.67FT, S 330.18FT, W 670.96FT TO POB, + N 40FT OF ELY 660FT OF THE. A listed
species survey was conducted on the property.
Upon surveying the property TEC Biologist observed no evidence of the Gopher Tortoise, Burrowing
Owl, Florida Bonneted Bat, Florida Black Bear, Listed Wading Birds, Florida Panther or any other
listed species in the FNAI.
Zero (0) Potentially Occupied (PO) Gopher Tortoise burrows and zero (0) Abandoned burrow (Ab) were
observed within the subject properties’ boundaries. Additionally, One (1) Cavity Tree (CT) was observed
containing cavities. The species survey was conducted following FWC surveying guidelines in which
biologist walked straight-line and meandering transects throughout the property boundaries. The cavity
was scoped and it was found to be inactive.
*original survey June 10, 2022. survey updated October 10, 2023.
*Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with LDC sections
4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with 3.05.07. In order to provide the
required (insert Type B or C) buffer, a minimum 6-foot wide landscape buffer easement located outside the preserve will be conveyed by
owner to a homeowners’ association or condominium association at time of SDP or plat approval. Owner will plant additional landscape
material in the buffer easement to achieve the opacity requirement no later than one year from the issuances of the first residential
certificate of occupancy. 0.26 Acres is proposed to be designated as an Easement for the SFWMD.
*5767 Collier Blvd, Naples Florida 34113 is referring to the Collier County Parcel ID Number 00734160009.
INTENTIONALLY LEFT BLANK
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3447 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
VEGETATION MANAGEMENT PLAN
3.04.00 - PROTECTION OF ENDANGERED, THREATENED, OR LISTED SPECIES
3.04.03 - Requirements for Protected Plants
Rare Plants:
Cowhorn orchid
Curtiss's milkweed
Florida clamshell orchid
Ghost orchid
Cyrtopodium punctatum
Asclepias curtissii
Encyclia cochleata
Polyrrhiza lindenii
West coast prickly apple Harrisia gracilis
Less Rare Plants:
Butterfly orchid
Giant wild-pine
Inflated wild-pine
Stiff-leaved wild-pine
Twisted air plant
Encyclia tampensis
Tillandsia utriculata
Tillandsia balbisiana
Tillandsia fasciculata
Tillandsia flexuosa
After a comprehensive survey and assessment of the designated site, it has been confirmed that no
protected plant species, as listed in Section 3.04.03 - Requirements for Protected Plants, specifically the
Rare and Less Rare plants, were found within the impacted area. As per the regulatory guidelines, the
identified habitat does not contain any of the listed protected plant species requiring relocation or
preservation.
Should any protected plant species listed in Section 3.04.03 be observed within the designated
development area prior to any construction or development activities, a comprehensive relocation plan
will be implemented. These observed protected plant species will be promptly relocated to the designated
on-site preserve area, adhering to the regulatory guidelines and ensuring the preservation and protection of
these identified plant species.
Based on the initial survey conducted, there were no observed protected plant species listed above or in
FNAI Biomatrix 40899 on the subject site.
It is our assessment that no further action should be required at this time.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3448 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
SPECIES MANAGEMENT PLAN
Gopher Tortoise (Gopherus polyphemus)
If any gopher Tortoises were to inhabit the property all construction or impactful activities will
have to be 25'+ from any burrow, if any activity needs to occur within the 25' ft buffer area
surrounding Gopher tortoise burrows an FWC Conservation Relocation permit will have to be
obtained to develop within the site. To best manage and address the Gopher Tortoise listed
species occupying the subject property, an FWC Authorized Agent will submit a Conservation
Relocation Permit application to FWC for the relocation of the potentially occupied gopher
tortoise burrows located within the subject property, either to a more ideal on-site location or to
a recipient site (located off-site). Mitigation fees will be paid to FWC for the Gopher tortoise
relocation permit and relocation efforts. Both the subject property and the area directly adjacent
to the property will be re-surveyed prior to the relocation efforts and following the relocation
efforts to ensure that all listed species have been accounted for within the proposed impacted
area. At the request of the county, a siltation fence can be installed at a depth of 8" inches to
prevent any additional Gopher tortoises from occupying the subject property after the relocation
efforts have been made.
If any listed species are observed following the relocation efforts, all impaction activities will
cease. Tropical Environmental Consultants will be contacted as well as the FWC Regional
biologist to address the situation moving forward. TEC will leave the permit open until all
clearing activities have been completed for the proposed construction within the subject
property.
Florida Bonneted Bat (Eumops floridanus)
Zero (0) rooting locations for the Bonneted Bat were identified on site. Following the Florida
Bonneted Bat Consultation Guideline (October 2019), the property is larger than 5 acres and is
located within the Consultation area for the Florida Bonneted Bat, a Roost Survey and Full
Acoustic survey must be completed if roosting habitat will be lost or modified within 250 ft of
the potential roost sites.
Red-cockaded Woodpecker (Picoides borealis)
Federally listed as “endangered” by USFWS
The Red-cockaded Woodpecker (RCW) is a woodpecker endemic to the southeastern United
States. These woodpeckers are about the size of the common cardinal, with a its black cap and
nape that encircle large white cheek patches being the most distinguishing feature. Historically,
RCWs inhabited long leaf pine ecosystems throughout North America. Habitat loss is the main
threat to this species, and it has been listed as endangered since October of 1970. Although the
subject site falls within the USFWS Red-cockaded Woodpecker consultation area, no Red-
cockaded Woodpeckers were observed and no suitable habitat for this species exists within the
project boundaries. No further action should be required pertaining to Red-cockaded
Woodpeckers.
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Listed Species Management Plan
Eastern Indigo Snake (Drymarchon couperi)
Federally Listed as “Threatened” by USFWS
The Eastern indigo snake (Drymarchon couperi) is listed as Threatened by USFWS, based on
dramatic population declines caused by over-collecting for the domestic and international pet
trade as well as mortalities caused by rattlesnake collectors who gassed gopher tortoise burrows
to collect snakes. Since its listing, habitat loss and fragmentation by residential and commercial
expansion have become much more significant threats to the eastern indigo snake. This species
is widely distributed throughout central and south Florida; in northern Florida and southern
Georgia, it primarily occurs in sandhill habitats.
For the majority of smaller projects, simple execution of an FWC gopher tortoise relocation
permit would effectively clear all potential refugia for the Eastern Indigo Snake within the
development footprint. None identified on site.
Wood Stork (Mycteria americana)
Federally Listed as “Threatened” by USFWS
The subject site is shown to be located within a Wood Stork Nesting Colony Core Foraging
Area. Wood Storks typically nest colonially in medium to tall trees that occur in stands located
either in swamps or on islands surrounded by relatively broad expanses of open water. Because
of their specialized feeding behavior, Wood Storks forage most effectively in shallow-water
areas with highly concentrated prey. Good foraging conditions are characterized by water that
is relatively calm, open, and having water depths between 5 and 15 inches (5 and 38 cm). The
U.S. Fish and Wildlife Service has identified core foraging area (CFA) around all known Wood
Stork nesting colonies that is important for reproductive success. In Florida, CFAs include
suitable foraging habitat (SFH) within a 15-mile radius of the nest colony. The Service
believes loss of suitable foraging wetlands within these CFAs may reduce foraging
opportunities for the Wood Stork.
Based on our review of available databases, there is no record of a Wood Stork rookery on the
project site or within near proximity. However, documented Wood Stork Nesting Colonies exist
within 10 miles of the subject site and within predetermined forage buffer limits. The USFWS
and the U.S. Army Corps of Engineers require that any impacts to on-site ditches and/or
wetlands, which would eliminate a portion of the Wood Stork foraging habitat, be either
mitigated through the purchase of mitigation credits or recreated elsewhere on-site so that there
would be no net loss of Wood Stork foraging habitat. No Wood Storks were observed within
the subject site and potential mitigation for Wood Stork habitat will be addressed during the
permitting process if required. not listed but likely.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3450 of 3707
Little Blue Heron (Egretta caerulea) - *no species or evidence identified on site.
The little blue heron is a small wading bird species that can reach a length of up to 29 inches
(74 centimeters), with a wingspan of 41 inches (104 centimeters) and a weight of 14 ounces
(397 grams). Little blue herons have a grayish-blue body and a dark red head during breeding,
and a purplish head and neck during non-breeding periods (Rodgers et al. 1995).
Behavior
The diet of the little blue heron primarily consists of fish, insects, shrimp, and amphibians.
Little blue herons feed alone, usually along freshwater systems and on floating vegetation. The
little blue heron nests in colonies, often with other species of long-legged waders. Nests of
sticks are placed in trees and shrubs on islands, thickets near water, or emergent vegetation
over water. Little blue herons will lay three to five blue-green eggs that hatch in 20 to 24
days. The young are able to leave the nest and fly (fledge) at 28 days of age.
Tricolored heron (Egretta tricolor) - *no species or evidence identified on site.
The tricolored heron is a midsized member of the genus Egretta. This species can reach a
length between 24-26 inches (61-66 centimeters) with a wingspan of approximately 36 inches
(91 centimeters). The tricolored heron is named for its distinct coloration. It has a dark slate-
blue colored head and upper body, a purple chest, and white underparts. This species also has
a long, slender neck and bill, and is the only dark heron with light underparts. The diet of the
tricolored heron primarily consists of fish. Tricolored herons breed in colonies between the
months of February and August. Females construct nests out of sticks and vegetation
collected by the males. Nests are found in trees or shrubs on salt marsh islands or standing
water. Females lay between three to five eggs and both parents share incubation duties. Eggs
hatch approximately 21-25 days after being laid (LaLonde 2003). The young remain in the
nest until they are approximately 35 days old.
Florida Black Bear (Ursus americanus) - *no species or evidence identified on site.
Black bears are the only species of bear found in Florida.
FWC biologists estimate that there are approximately 4,050 black bears in Florida.
Adult male black bears usually weigh between 250 to 350 lbs. The largest adult male black
bear in Florida weighed 760 lbs. Adult female black bears are smaller than males, usually
weighing between 130 and 180 lbs. The largest adult female black bear in Florida weighed
460 lbs. Adult male black bears usually live within a 60 square mile area, whereas females
usually live within a 15 square mile area. Female bears have their first litter at about 3 ½ years
old and generally have a litter every other year. In Florida, the breeding season runs from June
to August and cubs are born around late January or early February. Bears are excellent
climbers and often climb trees when they are frightened. About 80 percent of a black bear’s
diet comes from plants (e.g., fruits, nuts, berries), 15 percent from insects (e.g., termites, ants,
yellow jackets) and 5 percent from meat (e.g., opossums, armadillos, carrion.
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Florida Panther (Puma concolor coryi)
U.S. Status: Endangered FL Status: Endangered
Description: A large (70 - 150 lbs. = 32 - 68 kg) cat with a long tail. Fur is dark buff to tawny
above and light buff to white below; muzzle and tip of tail are black. The head is broad, and
ears are round. Typical track shows four clawless toe pads around a three-lobed heel pad.
Defining characteristics of the subspecies are a dorsal hair whorl, a crook in the tail, and white
flecking on the neck and shoulders.
Habitat: Requires extensive blocks of mostly forested communities. Large wetlands that are
generally inaccessible to humans are important for diurnal refuge. Will tolerate improved areas
in a mosaic of natural communities.
Seasonal Occurrence: Year-round resident.
Florida Distribution: Collier, Glades, and Lee counties are the stronghold for the Florida
panther; Miami-Dade and Monroe counties are also important. Dispersing individuals may
range well north in the peninsula searching for new territories. No occurrences noted.
Big Cypress Fox Squirrel (Sciurus niger avicennia)
Description: A large (22 - 26 in. = 550 - 660 mm) tree squirrel with variable dorsal fur color.
The most common color phase has a black head and dorsal fur with buff sides and belly, white
nose and ears, and buff and black tail (see photograph). Other forms may be nearly all black
with white muzzle and ears. Few individuals are black and silver. Tail is long, nearly the length
of the head and torso.
Habitat: A variety of forested habitats with open to moderately dense understory and shrub
cover. A mosaic of pine flatwoods, cypress swamps, and hardwood hammocks is ideal to
provide year-round food and cover.
Seasonal Occurrence: Active year-round. Florida Distribution: South of the Caloosahatchee
River. No occurrences noted.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3452 of 3707
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Florida Burrowing Owl (Athene cunicularia)
Zero (0) burrows for the Burrowing Owl were identified on site. Take of burrowing owls can be
either incidental or intentional. Incidental take refers to take that is incidental to, and not the
purpose of, carrying out an otherwise lawful activity. This type of take is prohibited without an
incidental take permit or other authorization. Impacts to burrows in the act of building a house is
an example of incidental take. Intentional take is not incidental to an otherwise lawful activity
and is prohibited without a scientific collecting permit or unless the take is authorized under
certain circumstances involving risks to property or human safety. Capturing and handling
burrowing owls for research is an example of intentional take.
Take of burrowing owls includes any of the following:
1. Causing injury or death of burrowing owl adults, eggs, or young.
2. Collapsing a Potentially Occupied burrow or blocking the entrance of a Potentially Occupied
burrow in a manner that prevents an owl from entering or exiting the burrow.
3. Disturbances within 10 feet of a Potentially Occupied burrow entrance at any time of year are
expected to cause take, unless outlined below in Examples of activities not expected to cause
take. Given this species’ year-round use of burrows, impacts to burrows result in significant
disruption of breeding and sheltering activities. Examples of this form of take include, but are
not limited to, inserting objects or liquids into a burrow, impeding a burrowing owl’s ability to
take shelter in a burrow, or blocking visibility around the Potentially Occupied burrow by
erecting structures or planting vegetation greater than 8 inches in height within 10 feet of the
burrow.
4. Disturbances within 33 feet of a Potentially Occupied burrow entrance during the breeding
season (February 15-July 10) are expected to cause take (Millsap and Bear 2000), unless they are
included below in Examples of activities not expected to cause take.
5. Intentionally and repeatedly forcing burrowing owls to fly or to exhibit signs of stress (e.g.,
giving alarm calls, producing snapping sounds with their bill, bobbing up and down, crouching
and weaving back and forth, remaining vigilant toward the intruder) is considered take via
harassment. This clause applies to instances when this is the purpose of the activity rather than
incidental to an otherwise lawful activity.
6. Capturing, handling, and collecting burrowing owls or eggs constitute take, as do banding,
collecting, attaching auxiliary markers to, and drawing blood or other biological samples from
burrowing owls.
7. Use of a burrow scope within a Potentially Occupied burrow is expected to cause take.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
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8. Significant habitat modification -- An activity that results in the loss of greater than 50% of the
total foraging habitat within a 1,970-foot radius circle around a Potentially Occupied burrow may
result in significant habitat modification by impairing the essential behavior of foraging (unless
authorized under Florida Forestry Wildlife BMP’s and Florida Agricultural Wildlife BMP’s or
Other authorizations for take). FWC staff will evaluate activities that meet this criterion on a case
by case basis to determine if significant habitat modification is likely to occur. When conducting
this evaluation, FWC staff will consider Potentially Occupied burrows that are either on site or
within 33 feet of the project boundary. Activities that may cause significant habitat modification
include, but are not limited to, clearing, grading, paving, bulldozing, digging, building
construction, and site preparation for development.
FWC Recommended Conservation Practices
Recommendations are general measures that could benefit the species but are not required. No
FWC permit is required to conduct these activities.
• Avoid the use of pesticides, rodenticides, insecticides, fungicides and/or herbicides
immediately around the burrow entrance. Reduce or avoid the use of pesticides, rodenticides,
insecticides, fungicides and/or herbicides in burrowing owl foraging habitat to the extent
practicable, especially during the nesting season. Use these products according to label
instructions. Pesticides can contaminate or possibly limit the amount of food available for owls.
Raptors can become sick and even die from eating prey that have consumed certain rodenticides
(Murray 2017).
Short-tailed Hawk (Buteo brachyurus)
The large stick nest is built in a tree, at a height ranging from 2.5 to 30 m (8.2 to 98.4 ft). In
Florida, the bald cypress (Taxodium distichum) is a popular nesting tree of the short-tailed
hawk. The nest is bulky, measuring 60–70 cm (24–28 in) wide and 30 cm (12 in) deep. Its 1–
3 eggs per clutch are white, usually with dark spots and blotches. The nesting season is
January through June in Florida and is possibly similar in the tropics. Incubation occurs over
34 days with no known details of their fledgling period.[4] In Florida, American crows have
been known to consume eggs of this species. Short-tailed hawks breed in the tropical and
subtropical Americas from southeastern Brazil and northern Argentina north through Central
America to the mountains of the Mexico-Arizona border area, as well as in southern Florida,
United States; it is also found on the Caribbean island of Trinidad.
Bald Eagle (Haliaeetus leucocephalus)
Utilizing both FWC and Audubon’s Nest Finder data, TEC conducted a review for any recorded
Bald Eagle nests (through the 2021-2022 nesting season) on or within the vicinity of the project
site. This review revealed that there are zero (0) recorded Bald Eagle nests within 660 feet
of the subject boundaries. The nearest recorded nests; CO004, is approximately 1.48 miles to the
south & CO062 & 62a is 1.1 miles to the north. Please keep in mind that nest locations
have not been updated or status reconfirmed following Hurricane Ian in late 2022. Being well
outside the required 660-foot buffer, no further action should be required with respect to Bald
Eagle nests.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
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Uniform Mitigation Assessment Method
The UMAM score at the proposed preserve location is the highest scoring location on
site which is why it was chosen for the preserve, also the fact that the location chosen
for the preserve is adjacent to wetlands which are connected downstream and are part
of a larger wetland system. The lower quality wetlands on site will be impacted
during construction (mitigation & preservation will offset impacts). The wetlands to
be impacted are of lower quality and are inundated with exotic vegetation. Also, the
water environment in the lower quality wetlands is not as significant.
Impacting lower quality wetlands (in the middle of the site) for the construction of a
storage unit facility rather than impacting the high-quality wetlands in the back of the
property, which possesses a higher UMAM score and will serve as a vital preserve for
protected species and vegetation. The preserves higher UMAM score and its location
adjacent to a large, connected wetland system make it crucial corridor for
safeguarding protected species, while minimizing impacts to the high-quality wetland.
*If any protected vegetation or species are found they will be relocated to preserve*
*The preserve will be 15% of the property*
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
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Exotic Evaluation Exotic species present include Acacia auriculiformis (8%), Melaleuca
quinquenervia (35%), Schinus terebinthifolia(30%), across the whole property. Exotics are present
but they do not reflect the majority of the property. Exotics are scattered throughout the site. There
is native vegetation throughout the site as well. The property as a whole exotic density E3
(50-75%). The least amount of exotics are in the rear of the site, adjacent to the wetlands off site.
Conservation Coastal Management Element (CCME)
OBJECTIVE 6.1: Protect native vegetative communities through the application of minimum
preservation requirements.
Project Consistency with CCME Objective 6.1:
In accordance with site preservation and native vegetation retention requirements established
in CCME Policy 6.1.1 and LDC 3.05.07 B.1, the required preserve is to be 15% of the native
vegetation prior to clearing, not including easement area
*Response to Objective 6 & Policy 6.1-
Wetland and surface waters will abide by state and federal guidelines in reference to the
development of 5767 Collier Blvd Naples Florida 34113.
(3.68 ac. native vegetation prior to clearing
= 0.5 ac. preserve required).
OBJECTIVE 7.1: Direct incompatible land uses away from listed animal species and
their habitats.
*Response to Objective 7.1-
There have been no documented observations or records of these species within the property or its
immediate vicinity, further indicating the unlikelihood of their presence. In conclusion, based on the
habitat characteristics, geographical range, and ecological requirements of the listed species in the
FNAI Biomatrix and Section 3.04.03, it is reasonable to conclude that none of these species are
anticipated to be present on the subject property at 5767 Collier Blvd Naples Florida 34113, PID
00734160009. This assessment suggests that the proposed project is not expected to adversely
affect threatened and endangered species in this area. Final consultation may be reviewed by FWS
following our assessment.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
x 15%
5
Page 3456 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Analysis Assessment
After a thorough evaluation of the subject property at 5767 Collier Blvd Naples Florida 34113,
PID 00734160009, the listed species as per the FNAI Biomatrix, and 3.04.03 - Requirements
for Protected Plants, specifically the Rare and Less Rare plants, it is evident that none of the
listed species are present or anticipated to be present on the property. The following factors
contribute to this conclusion;
Habitat Suitability: The property's habitat does not align with the requirements of the listed
species indicated on the FNAI Biomatrix. For instance, species need open to forage and nest
and not areas which are dense with exotic vegetation species.
Ecological Significance: The property is within the known range or habitat of the Florida
Panther or Eastern Indigo Snake, and the presence of these species is possible given the
ecological characteristics of the property. Which is what the preserve on site will enhance.
Absence of Suitable Features: The subject property lacks key features required by various
species. For instance, woodpeckers, such as the Red-cockaded Woodpecker, rely on mature
long-leaf pine trees for nesting, and these are not found on the property. Additionally, the
absence of necessary conditions like wooded scrub habitats for certain species, such as the
florida panther and black bear, further supports the conclusion that these species are not likely
to be present.
Geographical Range: Species like the Wood Stork, while present in the broader region, are
not typically found in this specific location, as it has only minimal required aquatic and wetland
habitats for these birds.
No Known Observations: There have been no documented observations or records of these
species within the property or its immediate vicinity(except black bear), further indicating the
unlikelihood of their presence. In conclusion, based on the habitat characteristics, geographical
range, and ecological requirements of the listed species in the FNAI Biomatrix and 3.04.03 -
Requirements for Protected Plants, specifically the Rare and Less Rare plants, it is reasonable
to conclude that none of these species are anticipated to be present on the subject property at
5767Collier Blvd Naples Florida 34113. This assessment suggests that the proposed project is
not expected to adversely affect threatened and endangered species in this area. Final
consultation may be reviewed by FWS following our assessment.
*If any protected vegetation or species are found they will be relocated to preserve*
*The preserve will be 15% of the property*
*A listed species survey was conducted and a scope of CT1 showed inactivity, no
other listed or protected species were identified on site.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3457 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Assessment & Management Plan
FLORIDA PANTHER
Panther Assessment
The following items (A-B) should be addressed prior to any site plans and before any
development is commenced on the property. The following iems C-D will be utilized in
the development and building plans.
A. Habitat Protection
1. Survey specific to the site to identify any existing habitat specific to the Florida Panther
and designate it for preservation (see item B).
2. Implement land-use regulations to protect identified panther habitat within the preservation
area and the corridor/preservation area (see item B).
3. Biannual reporting and site surveys specific to Florida Panther habitat will be conducted to
monitor and report.
4. Any Panther sightings will be reported to Florida Fish & Wildlife Commission.
B. Corridor Establishment
1. Designate a portion of the site as a panther corridor (panther habitat from item A, if on
site, if not, then a corridor with a prolific passage).
2. Minimize human activity within the corridor area.
C. *Human-Panther Coexistence . Education and Outreach
1. Develop educational materials for site personnel and visitors to promote panther awareness.
a. Post signage and other education materials at entrances and in public locations.
2. Share guidance on panther-friendly practices for on and off-site.
3. Panther-Resistant Infrastructure
4. Encourage panther-resistant fencing and road crossings to minimize panther-vehicle
conflicts within the site.
Conclusion
This streamlined Florida Panther Species Management Plan for the 5.62-acre site emphasizes panther
habitat preservation and corridor creation to support the coexistence of development and panther
conservation. It underscores the importance of education, infrastructure design, regular reporting, and
adaptive management for the successful implementation of panther conservation measures on this
specific site.
The preservation area on site will provide characteristics to the adjacent wetlands and provide a vital
corridor for the safe passage of listed species.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3458 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Assessment & Management Plan
BLACK BEAR
Black Bear Assessment
The following items (A-B) should be addressed prior to any site plans and before any
development is commenced on the property. The following iems C-D will be utilized in
the development and building plans.
A. Habitat Protection
1. Survey specific to the site to identify any existing habitat specific to the Florida Black Bear
and designate it for preservation (see item B).
2. Implement land-use regulations to protect identified bear habitat within the preservation
area and the corridor/preservation area (see item B).
3. Biannual reporting and site surveys specific to Florida Black Bear habitat will be conducted
to monitor and report.
4. Any Bear sightings will be reported to Florida Fish & Wildlife Commission.
B. Corridor Establishment
1. Designate a portion of the site as a bear corridor (bear habitat from item A, if on
site, if not, then a corridor with a prolific passage).
2. Minimize human activity within the corridor area.
C. Human-Bear Coexistence . Education and Outreach
1. Develop educational materials for site personnel and visitors to promote bear awareness.
a. Post signage and other education materials at entrances and in public locations.
2. Share guidance on bear-friendly practices for on and off-site.
3. Bear-Resistant Infrastructure
4. Encourage bear-resistant fencing and road crossings to minimize panther-vehicle conflicts
within the site.
5. Bear safe trash cans.
Conclusion
This streamlined Florida Black Bear Species Management Plan for the 5.62-acre site emphasizes
bear habitat preservation and corridor creation to support the coexistence of development and bear
conservation. It underscores the importance of education, infrastructure design, regular reporting, and
adaptive management for the successful implementation of panther conservation measures on this
specific site.
The preservation area on site will provide characteristics to the adjacent wetlands and provide a vital
corridor for the safe passage of listed species.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232 Page 3459 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Assessment & Management Plan
WADING BIRDS
Wading Bird Assessment
The following items (A-B) should be addressed prior to any site plans and before any
development is commenced on the property. The following items C-D will be utilized
in the development and building plans.
A. Habitat Protection
1. Survey specific to the site to identify any existing habitat specific to wading birds
and designate it for preservation (see item B).
2. Implement land-use regulations to protect identified wading bird habitat within the
preservation area and the corridor/preservation area (see item B).
3. Biannual reporting and site surveys specific to wading bird habitat will be conducted to
monitor and report.
4. Any sightings will be reported to Florida Fish & Wildlife Commission.
B. Preserve Establishment
1. Designate a portion of the site as a wading bird preserve (wading bird habitat from item
A, if on site, if not, then a preserve with a prolific passage).
2. Minimize human activity within the preserve area.
C. Human-Bird Coexistence . Education and Outreach
1. Develop educational materials for site personnel and visitors to promote bird awareness.
a. Post signage and other education materials at entrances and in public locations.
2. Share guidance on bird-friendly practices for on and off-site.
Conclusion
This streamlined wading bird Species Management Plan for the 5.62-acre site emphasizes bird
habitat preservation and corridor creation to support the coexistence of development and wading bird
conservation. It underscores the importance of education, infrastructure design, regular reporting, and
adaptive management for the successful implementation of panther conservation measures on this
specific site.
The preservation area on site will provide characteristics to the adjacent wetlands and provide a vital
corridor for the safe passage of listed species.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3460 of 3707
Subject Site
0 350
Figure 1:
Location Map
700 1,400 Meters
PID 00734160009
Collier County
Subject Site (±5.62 Ac.)
Page 3461 of 3707
0 15
Figure 2:
Aerial Map
30 60 Meters
PID 00734160009
Collier County
Subject Site (±5.62 Ac.)
Page 3462 of 3707
NO Black Bear Sightings
Figure 2:
BLACK BEAR MAP
PID 00734160009
Collier County
0 15 30 60 Meters
Subject Site (±5.62 Ac.)
Page 3463 of 3707
Subject Site (±5.62 Ac.)
FLUCCS Code
631E1- (2.67 AC)
631E3- (0.91 AC)
619E3- (0.57 AC)
422E4- (0.79 AC)
640E3- (0.19 AC)
411E1- (0.42 AC)
619E1- (0.07 AC)
640E3 411E1
619E3 619E1
PROPOSED
PRESERVE
(±0.78 ACRES)
631E1
631E3
422E4
0 15
Figure 3: FLUCCS &
SFWMD Delineation
30 60 Meters
PID 00734160009
Collier County
Site Visit
Date: 6/10/2024EASEMENT 0.26AC
63
Page 3464 of 3707
AGRICULTURAL ZONINGVACANTAGRICULTURAL ZONINGELECTRICAL SUBSTATIONAGRICULTURAL ZONINGVACANTCONCEPTUALPRESERVE
CONCEPTUAL STRUCTUREAGRICULTURAL ZONINGELECTRICAL SUBSTATIONCOLLIER BLVDCONCEPTUAL STRUCTURETRACT BTRACT ASHEET NO:4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496REVISIONSDATE:REV.DESCRIPTION1" = 150'SCALE:NSOUTH NAPLES TOY STORAGE CPUDMASTER PLANSITE / LAND USEEXHIBIT CMASTER PLANLEGENDPage 3465 of 3707
SCHUYLER HOUFEK 3900 Mannix Drive STE 118
Naples, FL 34114
(239) 455-6232
shoufek@tecsfl.com
EXPERIENCE
2021-present. Tropical Environmental Consultants
• Conduct Wetland Delineations and Determinations
• Process and obtain State ERP and Federal (404) Wetland, Mangrove, Dock, Seawall Permits
• Gopher Tortoise burrow locating, identification, and GPS mapping - Katharina Shoemaker
Permit Number: GTA-19-00047A
• Submerged Aquatic Vegetation surveying, mapping, species identification and delineation.
• FWS Bald Eagle, Scrub Jay, Burrowing Owl; Identification, Surveying, Monitoring, Mapping
• Cavity Scope Procedures
2017-2021. Environmental Specialist I, State of Florida: Department of Environmental Protection
• Specialize in Jurisdictional Wetland/Upland Soil, and Plant Identification.
• Wetland delineation and identification.
• Mitigation Analysis and UMAM scoring.
• High Knowledge and Understanding of 62-340, 18-20, and 18-21 F.A.C. and the 1996
Mangrove Trimming and Preservation Act
• Sea Grass Surveys and Identification
• Snorkel Certified with the State of Florida.
• 400+ wetland and upland identifications/delineations
• Current employment.
2016-2017. Marine Mammal Observer, CSA Ocean Sciences, Inc.
• Observed the surrounding waters of Estero Pass, in Fort Myers, Florida for manatees,
dolphins, turtles, and sawfish. Observed 8 manatees and 9 dolphins.
• Instruct the captain of procedures to take into action.
2010-2012 - Parachute Packer and Skydiving Instructor, Skydive Spaceland-Clewiston, Florida
2008-2009 - Floor Manager, My Whole Pet Market, LLC.
2005-2008 - Swim Instructor, Quality Swimming, Inc.
EDUCATION
• Florida Gulf Coast University: August 2011 – December 2016
-Bachelor degree in Marine Science, and Minors in Biology & Geology.
• Palm Beach State College: 2008- 2010
• Spanish River High School: 2004 – 2008
-High School Diploma. 3.2 GPA
-Swim Team Captain, 2 years
CV: See attachment below.
Page 3466 of 3707
SCHUYLER HOUFEK 3900 Mannix Drive STE 118
Naples, FL 34114
(239) 455-6232
shoufek@tecsfl.com
EXPERIENCE
• Florida Boater Safety/ Education Course (I.D. # 0000000581620)
• High level of boating and trailering experience.
• Wetland Identification and Delineation - 62-340, 18-20, 18-21 F.A.C.
• Physical Oceanography Flow Monitoring in Estero Bay & Imperial River
• Core Sampling for Oyster Reefs and Hurricane Evidence
• Dissections (cat, oyster, worm, squid, crayfish)
• Species Identification Trip in the Keys
• Specialize in Identification of Florida Native/Non-Native Plants, Fish, and Wildlife
• Microsoft Office (Excel, and Word) and Adobe Acrobat Skills
• Type ~60 words per minute
• Strong oral and writing skills.
• Self motivated, detailed-oriented, and well organized
• YSI
• Water Quality Testing
• High level of field experience underwater with a variety of projects
• Spectrometer
• Lab work and analysis of specimens
• Sea Turtle Research/ Relocation
• Marine Observer CSA Ocean Sciences (manatees, dolphins, sea turtles, sawfish)
EXPERIENCE - SPECIFIC
• Marine Mammal Observing- 90 observing hours – observed 8 manatees and 9 dolphins
• Manatee Observation: rec. (~11) June/July 2016-Aug. 2017, June/Aug 2019, (8) 2020-21.
• Manatees surfacing (18), diving (10) - September 2017, June/Aug 2019, Jan/Feb 2021.
• Observed cows with calves - (2) November 2017, (1) August 2019, (1) February 2021
• Observed manatee scarring (~4 tees)
• Gopher Tortoise location, observation, and mapping. 2020.
• John Pennecamp Observation – 3 manatees, 5 dolphins – June 2015
• FGCU- Marine Science Lab
• Sea Grass Monitoring and Study
• The Talkin’ Monkeys Project. Clewiston, Florida
• Lakeside Elementary School Volunteer
• C.R.E.W.
EDUCATION
I. Florida Gulf Coast University - 2016
• Coastal Watershed Geology
• Oceanography
• Physical Oceanography
• Ecology
• Marine Ecology & Chemistry
• General Biology I with Lab
• Biology II with Lab
• Chemistry I & II with Lab
• Organic Chemistry I
• Environmental Chemistry
• Invertebrate Zoology
• Vertebrate Form & Function
• Meteorology & Climatology
• Physics & Statistics
• American Sign language
• Marine Ecosystem Monitoring & Research Methods
• Genetics
Page 3467 of 3707
LUXURY RV, VEHICLE AND BOAT
SELF-STORAGE MARKET STUDY FOR 5.62-
ACRE PARCEL WEST OF COLLIER
BOULEVARD APPROXIMATELY 1.8 MILES
SOUTH OF TAMIAMI TRAIL EAST IN
COLLIER COUNTY, FLORIDA
October 8, 2025
Prepared for
951 Collier Boulevard Investors LLC
1550 East Beltline Ave SW, Suite 150
Grand Rapids, MI 49506
Prepared by
Real Estate Econometrics, Inc.
Real Estate Econometrics, Inc.
Suite 100
707 Orchid Drive
Naples, Florida 34102
(239) 269-1341
Ree-i.com
Page 3468 of 3707
1.0 Background
951 Collier Boulevard Investors LLC (“Applicant”) is proposing a site-specific,
60,000 square-foot luxury indoor motorcoach, vehicle and boat storage facility
located on the west side of South Collier Boulevard (State Road 951)
approximately a third of a mile north of Championship Drive (the “Subject
Property”) in Collier County, Florida (“County”).
The Subject Property is zoned Acreage not Zoned Agriculture. The parcel is
located within the Urban Residential Subdistrict (URS) future land use
designation. The Subject Property is currently vacant.
The Applicant is proposing the development of 35 vehicle condominiums of various
sizes within the proposed 60,000 square feet of space.
The Applicant is submitting a Collier County Comprehensive Plan
(“Comprehensive Plan”) designation change for the property from its current Urban
Residential Subdistrict, Mixed Use District, Urban Coastal Fringe Subdistrict and
Coastal High Hazard Area to a commercial subdistrict that allows for luxury indoor
motorcoach, vehicle and indoor boat storage (“Project”).
The intent of this GMPA request is to allow for the creation of a subdistrict in the
GMPA to permit up to 60,000 square feet of indoor luxury motorcoach
(Recreational Vehicles or “RVs”), vehicle and indoor boat storage located at 5767
Collier Boulevard, Parcel ID# 00734160009. A concurrent PUD rezone is
submitted, PL20230012017.
Real Estate Econometrics, Inc. (“Consultant”) has been asked to prepare a luxury
vehicle self-storage needs analysis for the Project that will be submitted with the
Comprehensive Plan change application being prepared by the Applicant.
The luxury vehicle self-storage needs analysis study is comprised of four parts; the
site assessment, the demand component, the supply component and the
supply/demand comparison analysis.
2.0 SITE ASSESSMENT
The Subject Property is located on the west side of South Collier Boulevard (State
Road 951) approximately a third of a mile north of Championship Drive and about
a mile and three quarters south of U.S. 41 (Tamiami Trail East). The Subject
Property is in Section 15, Township 51 South, Range 26 East in Collier County,
Florida.
Page 3469 of 3707
A portion of the Subject Property fronts South Collier Boulevard and allows for easy
inbound and outbound access to the main boulevard. South Collier Boulevard is
a major 4-lane north – south thoroughfare that connects Tamiami Trail East (U.S.
41) to the north with Marco Island to the south. The property is bounded to the
north and west by TIITF State of Florida-owned conservation lands and to the
south and southeast by two electrical sub stations – Florida Power and Light plus
Lee County Electrical Cooperative. The Subject Property is across Collier
Boulevard from the Pelican Lake Motor Coach Resort.
The Subject Property’s proposed use as a luxury vehicle storage facility is a low-
impact commercial use that generates an extremely low volume of traffic and will
have limited impact on the surrounding properties.
Figure 2.1 below shows the geographical location of the Subject Property in
relation to its surrounding area.
Figure 2.1 Subject Property Location Map
Source: Collier County Property Appraiser and Consultant
Page 3470 of 3707
The proposed master site plan for the Subject Property is shown in Figure 2.2
below.
Figure 2.2 Subject Property Proposed Master Site Plan
Source: Davidson Engineering
The Subject Property’s location is already proven as a prime location the proposed
use as there is one approved and one active self-storage facility immediately to
the south of the Subject Property. More detail of those self-storage facilities is
provided in the supply section of this report.
3.0 DEMAND
3.1 Market Area Definition
The Subject Property’s market area covers most of Southwest Florida as there are
very limited opportunities for recreational vehicle enclosed storage units. However,
due to the concentration of recreational vehicle parks nearby, the market area has
been refined to a 10-mile radius.
Figure 3.1 below shows the Market Area and the Subject Property’s location.
Page 3471 of 3707
Figure 3.1 Subject Property 10-Mile Market Area
Source: Environmental Systems Research Institute (“ESRI”) and Consultant
Page 3472 of 3707
3.2 Key Drivers of Motor Coach Storage Demand
National Market Overview
Luxury RVs are high-end recreational vehicles that typically include Class A
motorhomes, high-end Super C motorhomes, and custom-built trailers or fifth
wheels. These units offer upscale amenities such as:
Full-size kitchens with premium appliances
Marble or granite finishes
Smart home technology
King-size beds, fireplaces, home theaters
Rooftop decks, garages for cars/ATVs
The U.S. RV industry value is estimated at approximately $140-billion, according
to the 2023 Industry Annual Market Report supplied by the RV Industry
Association(1). Luxury RVs make up 8 to 10% of total RV shipments valued at
approximately $12- to $14-billion(2) (3). The U. S. Luxury RV market is a high -
margin sector with average vehicle prices ranging from $250,000 to over $2-
million(4) (5).
The following growth drivers are currently fueling the increased interest in the
luxury RV market(6):
Baby Boomers with wealth and time to travel
Younger affluent buyers (Gen X and Millennials) interested in luxury
travel with mobility
Work-from-anywhere flexibility
Rise in domestic travel and road tourism post-COVID
Key Luxury RV manufactures include Newmar, Prevost, Tiffin, Newell, Foretravel,
Entegra Coach while custom luxury RV manufacturers include Liberty Coach and
Millennium Luxury Coaches(7) (8)
Luxury RV products are segmented by diesel, super C and luxury 5 th wheel
categories as shown in Table 3.1 on the next page(9).
Page 3473 of 3707
Table 3.1 Luxury RV Products Segmentation
Source: RV Industry Association (RVIA). “2023 RV Industry Annual Market Report.”
Luxury RV ownership and usage demographics include the following
categories(10) (11):
Average owner age: 55–72
Household income: $150,000+
Many owners have second homes or vacation properties
3.3 Florida and Naples Market Overview
Florida remains a top market for Luxury RV use and destination due to its year-
round RV-friendly climate. There are a number of luxury RV resorts and
motorcoach communities located throughout the state of Florida.
The state supports a significant number of retirees migrating to the state and the
annual influx of snowbirds, some of which visit with the luxury RVs during the
winter months. Many store their luxury RVs while away during the summer
months and are finding it more difficult to find enclosed and protected spaces to
house their luxury RVs while away during the summer. Florida is one of the top 3
U.S. states for RV registrations. Motor coach ownership is increasing among
high-income households
The most popular Florida destinations for luxury RV owners are Naples, Tampa,
Orlando, Fort Myers and Destin.(12).
As noted earlier in this section, there is a high prevalence of snowbird and retiree
populations with significant disposable income and seasonal travel behavior.
Luxury RV ownership trends high among retirees and part-time residents.
There is tremendous growth in high-value residential communities in the
previously identified popular RV destinations with HOA restrictions against large
vehicle parking (e.g., Isles of Collier Preserve, Fiddler's Creek) which increases
the demand for enclosed Luxury RV storage units.
RV Type Description Price Range Key Buyers
Class A Diesel Bus-style motorhomes,
luxury interiors $300K–$2.5M Retirees, high-income
families
Super C Heavy-duty truck
chassis, luxury cab $250K–$600K Motorsport, adventure
travelers
Luxury 5th Wheel Custom trailers with
residential finishes $150K–$400K Full-time RVers,
snowbirds
Page 3474 of 3707
Naples area RV resorts often operate at high occupancy, leading to spillover
storage demand primarily during the off-season when winter residents retreat
back up north and are looking for a place to store their RV while away(12).
3.4. Local Demand Calculation
There are a number of items to consider in preparation for determining the local
demand for Luxury RV vehicle storage. There are storage needs, local market
indicators and land use constraints. Those items are as follows:
1. Storage Needs
Luxury RV owners seek the following storage needs when considering a safe
storage unit for their vehicle:
Require covered or enclosed storage.
Typical length: 35–45 ft.
High value: secure storage, 24/7 access, electric hookups are often
preferred.
2. Local Market Indicators
Local market indicators that need to be considered when reviewing the supply are
as follows:
Nearby motor coach and RV resorts (e.g., Silver Lakes, Naples
Motorcoach Resort, Pelican Lakes Motorcoach Resort) report off-
season overflow and waiting lists.
Lack of secured covered storage options for Class A motor coaches,
especially south of I-75 as shown in this report.
Nearby facilities (e.g., Elite RV & Boat Storage, Collier RV Storage)
have limited availability and/or long waitlists during off season due to
the number of storage units already committed from seasonal
residents that leave for the summer months.
Page 3475 of 3707
3. Land Use Constraints
There are land use constraints to identify when considering the availability of luxury
RV storage units.
Residential zoning and HOA covenants prohibit RV parking in
driveways or lots in many newer communities.
Vacant or underutilized commercial parcels like 5825 Collier Blvd are
ideal for buffered, gated storage solutions. The Subject Property
also shares the same type of use as the neighboring Midgard Self
Storage and the recently approved
4.0 Demand Calculation
Assumptions need to be made in order to determine the total demand for luxury
RV vehicle storage. The assumptions in Table 4.2 below include:
Table 4.1 Subject Property 10-Mile Market Area
There are three steps the to calculate the demand for luxury RV vehicles.
Step 1. Determine the number of households in the 10-mile market area in high
value private residential communities that have homeowner association
(“HOA”) restrictions on vehicle storage from 2025 Community Survey
Census data.
Assumptions Percentage/Value
Households with RV ownership (national average):1 8.50%
RV ownership rate among households in HOA restricted communities:2 15%
Percentage of RV owners requiring off-site storage:3 30%
Number of HOA-restricted communities within 10 miles:4 7
Sources
1 RV Industry Association (RVIA) Fact Sheet, 2023
2 Adjusted for Collier County (U.S. Census - Household Income related to national)
3 Estimate based on income distribution that can afford a luxury RV
4 Collier County GIS & local real estate analysis
Page 3476 of 3707
There are seven (7) high value private residential communities with HOA
restrictions on RV storage within HOA boundaries and within the Subject Property’s
10-mile market area.
Figure 4.1 High Value Private Residential Communities with HOAs
Source: ESRI, Collier County Property Appraiser and the Consultant
Table 4.2 on the next page identifies the seven communities and the number of
households in each community.
Page 3477 of 3707
Table 4.2 Private Communities with HOA Restrictions within 10-miles
Source: ESRI, Collier County Property Appraiser and the Consultant
Step 2. Calculate the number of RV owners in the high value private residential
communities based off of a percentage of RV owners nationwide and
adjusted for the increased number of RV owners in Southwest Florida
compared to the national average.
The next calculation step is to determine the number of RV owners in each of the
identified private communities in the Subject Property’s Market Area. The RV
owner percentage comes from the ratio of affluent people in the nation (8%) to the
affluent people in the seven high value private residential communities (15%).
Table 4.3 below shows the 1,724 estimated RV owners calculation.
Table 4.3 Calculation of RV Owners within Private Communities
Source: ESRI, U.S. Census Community Survey, and the Consultant
Step 3. The final step calculates the demand for RV storage units from the number
of RV owners identified in the high value private residential communities.
Map
Identity Community
Miles from
Subject Site
ESRI Households
(See Appendix A)
1 Fiddler's Creek 1.31 1,833
2 Lely Resort 2.50 5,767
3 Winding Cypress 2.90 546
4 Verona Walk 3.75 1,428
5 Naples Reserve 4.45 236
6 Treviso Bay 4.82 885
7 Isles of Collier Preserve 5.70 800
11,495
Map
Identity Community
ESRI Households
(See Appendix A)
RV Owner
Percent
Estimated RV
Owners
1 Fiddler's Creek 1,833 15.00% 275
2 Lely Resort 5,767 15.00% 865
3 Winding Cypress 546 15.00% 82
4 Verona Walk 1,428 15.00% 214
5 Naples Reserve 236 15.00% 35
6 Treviso Bay 885 15.00% 133
7 Isles of Collier Preserve 800 15.00% 120
11,495 1,724
Page 3478 of 3707
The final step in calculating the demand for luxury RV vehicle storage space is to
multiply the estimated RV owners determined in Table 4.3 on the previous page by
the approximately 30% of the households that could afford luxury RV vehicles.
Table 4.4 RV Storage Demand from Private Communities
Source: ESRI, U.S. Census Community Survey, and the Consultant
The final calculations in Table 4.4 show that there is a demand for approximately
517 luxury RV vehicle storage units in the Subject Property’s 10-mile market area.
Demand Summary
The demand for Luxury RV storage space currently stands at 517 units in the
Subject Property’s 10-mile market area. The demand is coming primarily from
seven (7) identified high value private residential communities. The reasons for
the strong latent and seasonal demand for motor coach storage at the Subject
Property is due to the following:
Restrictions in adjacent residential developments
Rising RV and motor coach ownership
Undersupply of premium storage options south of I-75
Strategic access and available land make the Subject Property an
optimal location
There is a total of 478 RV Class A lots located nearby that will supply
significant amount of demand for the enclosed RV storage units. The
Applicant has a number of these RV lot owners on a waiting list to secure
the proposed units.
Map
Identity Community
ESRI Households
(See Appendix A)
Estimated RV
Owners
Demand
Percent
Storage
Demand
1 Fiddler's Creek 1,833 275 30.00% 82
2 Lely Resort 5,767 865 30.00% 260
3 Winding Cypress 546 82 30.00% 25
4 Verona Walk 1,428 214 30.00% 64
5 Naples Reserve 236 35 30.00% 11
6 Treviso Bay 885 133 30.00% 40
7 Isles of Collier Preserve 800 120 30.00% 36
11,495 1,724 517
Page 3479 of 3707
5.0 SUPPLY
Premium covered/enclosed storage for Class A motor coaches is in short supply
in the Subject Property’s 10-mile market area.
The determining factor for luxury RV vehicle storage is for the units to be totally
self-contained in order to provide protection from the harsh summer elements.
There are a few self-storage complexes that offer covered storage but that only
provide protection from the sun but does not provide protection from the heat,
humidity or the severe tropical weather that frequents the Southwest Florida
environment.
In addition, the luxury RV vehicle requires a minimum of 35 to 45 feet of depth,
which severely limits the availability of enclosed units for such vehicles.
The Consultant has included self-storage complexes with covered but not
enclosed units but the primary supply focus is on the enclosed units provided in
storage complexes both within 10 miles of the Subject Property and those
complexes with 45’ minimum depth units outside of the market area that
specifically cater to the RV storage market.
Figure 4.2 Self-Storage Complexes that cater to the RV Storage Market
Source: ESRI, Collier County Property Appraiser and the Consultant
Page 3480 of 3707
Table 5.1 below shows the 10 self-storage complexes that cater to the RV
storage market. The table depicts that there are 170 available existing and
planned RV storage units. Adding the Subject Property to the unit count ups the
total to 205 existing and planned RV storage units.
Table 5.1 Supply of Covered and Enclosed Units over 45’ in Depth
Source: Collier County Property Appraiser and Consultant Research
6.0 Demand/Supply Conclusion
The luxury RV industry is a growing, high-margin segment fueled by wealth
migration, flexible travel preferences, and aging Baby Boomers. Florida,
particularly Southwest Florida, presents strong demand and undersupply of
secure, covered storage.
Table 6.1 Demand/Supply Calculation
Source: Consultant
Map ID Facility Name Naples Address Covered Enclosed Total Available Occupancy
Existing
1 Progressive Auto Storage 720 Bald Eagle Drive - Marco Island 18 30 48 1 97.9%
2 Hideout Storage Park 1510 Hideout Lane 120 80 200 8 96.0%
4 Midguard Self Storage 5785 Collier Boulevard 9 10 19 2 89.5%
5 Midguard Self Storage 6810 Collier Boulevard 18 20 38 4 89.5%
7 Elite RV & Boat Storage 5800 Yahl Street 30 45 75 2 97.3%
8 All Secure Storage 5430 Jaeger Road 18 35 53 9 83.0%
9 StoreQuest Self Storage 7755 Preserve Lane 10 12 22 2 90.9%
10 Southwest Storage 7200 Trail Boulevard 18 30 48 3 93.8%
Planning Stages
3 South Collier Boulevard Project 5665 Collier Boulevard 100 100
6 Santa Barbara Project 5521 Santa Barbara Boulevard 40 40
Subject Site
Subject Property 5840 Collier Boulevard 35 35
TOTALS:170 91.4%
Units
Demand (Table 4.4) 517
Supply
Existing Available Units (Table 5.1) 31
Planning (Approved) Units 140
Proposed Project 35
206
Luxury RV Unit Surplus/(Defecit) (311)
Page 3481 of 3707
The existing supply does not adequately meet peak-season demand for either boat
or luxury RV storage. With over 500+ RVs needing off-site storage, and minimal
available capacity (especially for enclosed/covered options), there is a clear and
growing market gap. The capacity includes the Subject Properties proposed 35
units.
7.0 C-5 and CPUD Parcels within 3-miles of the Subject Property
The Consultant used a combination of Collier County Property Appraiser data and
the Collier County Growth Management Division zoning shapefile to identify
potential parcels that are zoned for C-5 Use or CPUD Use and could accommodate
an exotic car storage facility. All but one (1) of these parcels are already
developed. Figure 8.1 on the next page shows the location of those parcels.
C-5 zoning allows for the development of self-storage uses. All of the C-5 zoned
properties identified in Figure 8.1 and Table 8.1 are built out therefore there is no
competition for Luxury Vehicle Storage within three (3) miles.
FIGURE 7.1. Potential C-5 and CPUD parcels within 3-Miles of Subject Property
Source: Collier County Planning and Zoning, Collier County Master PUD List and ESRI
Page 3482 of 3707
The Consultant took a closer look at the seven (7) highlighted parcels within a
three (3)-mile radius from the Subject Property. The parcels are numbered in
Figure 7.1 and the related parcel information is shown in Table 7.1.
Table 7.1 Zoned C-5 and CPUD Parcels within 3-Miles of Subject Property
Source: Collier County Planning and Zoning, Collier County Master PUD List and ESRI
Midgard Self Storage abuts the Subject Property to the north. Midgard is a
residential and commercial storage facility with unit sizes ranging from 5x5 to
12x40, and standard drive-up or climate controlled units. They are not set up for
luxury vehicle storage that is proposed for the Subject Property and therefore are
not competition.
The only parcel that is zoned to accommodate a luxury vehicle storage facility is
the Torres Family Trust parcel located just over a mile southeast of Collier
Boulevard and is shown in Figure 8.2 below.
FIGURE 7.2. Torres Family Trust site.
Source: Environmental Systems Research Institute, Inc (“ESRI”)
Map Location Project Name Zoned Petition Status
Potential
Sq. Ft.
1 Price Street Plaza PUDZ ORDINANCE 16-43 Built Out 0
2 Inland Village C-5 ORDINANCE 19-5 Built Out 0
3 Patriot Place C-5 ORDINANCE 99-8 Built Out 0
4 Tamiami Crossing PUDZ ORDINANCE 15-14 Built Out 0
5 Naples Motorcoach Resort PUDZ ORDINANCE 7-85 Built Out 0
6 Torres Family Trust CPUD ORDINANCE 18-29 incl. mini-self storage Vacant 60,000
7 Midgard Self Storage C-5 Could not find Built Out 0
Page 3483 of 3707
The Torres Family Trust CPUD is described in Ordinance 2018-29 (Appendix C
on page 40). The Torres Family Trust CPUD is approved for 60,000 square feet of
mostly office, retail and restaurant uses. Mini self-storage facilities are allowed as
a conditional use.
Page 3484 of 3707
FOOTNOTES
1. RV Industry Association. (2023). 2023 RV Industry Annual Market Report .
Retrieved from https://www.rvia.org/statistics-reports
2. Statistical Surveys, Inc. (2023). RV Registration Data by Unit Type and State.
Available by subscription at https://statisticalsurveys.com
3. IBISWorld. (2023). RV & Camper Manufacturing in the US (Report No. OD5636).
Retrieved from https://www.ibisworld.com
4. RV Retailer LLC. (2023). Investor Presentations and Market Data . Retrieved from
https://www.rvretailer.net
5. Camping World Holdings, Inc. (2023). Investor Relations & Annual Reports.
Retrieved from https://investor.campingworld.com
6. Kampgrounds of America. (2023). North American Camping Report – 2023
Edition. Retrieved from https://koa.com/north-american-camping-report
7. Statistical Surveys, Inc. (SSI). U.S. RV Registration Data by Unit Type and State
(2023).
8. IBISWorld. “RV & Camper Manufacturing in the US” (Report #OD5636, 2023
Edition). https://www.ibisworld.com
9. RV Industry Association (RVIA). “2023 RV Industry Annual Market Report.”
https://www.rvia.org/statistics-reports
10. RV Industry Association. (2023). 2023 RV Industry Annual Market Report .
Retrieved from https://www.rvia.org/statistics-reports
11. Statistical Surveys, Inc. (2023). RV Registration Data by Unit Type and State.
Available by subscription at https://statisticalsurveys.com
12. Florida RV Trade Association (FRVTA). (2023). State RV Market Trends and
Events. Retrieved from https://www.frvta.org
Page 3485 of 3707
Appendix A
Luxury Communities Demographics
Page 3486 of 3707
2020 Total Population 6,738 $103,682
2025 Total Population 6,586 $118,259
2030 Total Population 6,812 2.67%
2025-2030 Annual Rate 0.68%
Housing Units by Occupancy Status and Tenure Number Percent Number Percent Number Percent
Total Housing Units 5,767 100.0%5,827 100.0%6,194 100.0%
Occupied 3,406 59.1%3,503 60.1%3,735 60.3%
Owner 1,960 34.0% 2,104 36.1% 2,373 38.3%
Renter 1,446 25.1% 1,399 24.0% 1,362 22.0%
Vacant 2,318 40.2% 2,324 39.9% 2,459 39.7%
Owner Occupied Housing Units by Value Number Percent Number Percent
Total 2,104 100.0% 2,374 100.0%
<$50,000 2 0.1% 0 0.0%
$50,000-$99,999 2 0.1% 0 0.0%
$100,000-$149,999 2 0.1% 0 0.0%
$150,000-$199,999 1 0.0% 0 0.0%
$200,000-$249,999 2 0.1% 0 0.0%
$250,000-$299,999 13 0.6% 3 0.1%
$300,000-$399,999 97 4.6%40 1.7%
$400,000-$499,999 211 10.0%176 7.4%
$500,000-$749,999 552 26.2%676 28.5%
$750,000-$999,999 480 22.8%582 24.5%
$1,000,000-$1,499,999 459 21.8%561 23.6%
$1,500,000-$1,999,999 140 6.7%163 6.9%
$2,000,000+143 6.8%173 7.3%
Median Value $838,542 $875,430
Average Value $969,108 $1,011,594
Number
5,767
5,767
0
Housing Profile
Lely Resort
Area: 4.55 square miles
Housing Units In Urbanized Areas
Rural Housing Units
2025 2030
Census 2020 Housing Units
Total
2025 Median Household Income
2030 Median Household Income
2025-2030 Annual Rate
Census 2020 2025 2030
Population Households
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Appendix B
Supply Detail
SITE 1
Name: Progressive Auto Storage
Address: 720 Bald Eagle Drive, Marco Island, FL 34145
Type: Premium enclosed and covered RV / boat / auto storage
Built: Circa 2019; expanded in 2023
Unit Inventory and Occupancy (as of mid-2025)
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥ 45 ft)
Occupancy
Rate
Enclosed Bays ~80 units ≈ 25 – 30 units ≈ 25 – 28 occupied ≈ 95 – 100 %
Covered Canopy
Spaces ~40 spaces ≈ 15 – 18
spaces ≈ 15 – 17 occupied ≈ 95 %
Total (≥ 45 ft depth) ≈ 40 – 45
units/spaces
≈ 40 – 44
occupied ≈ 97 – 99 % overall
Facility Details
Door height: 14 ft clear on enclosed bays
Canopy clearance: 16–17 ft
Drive aisles: 55 ft + concrete
Amenities: 24/7 gated access, LED lighting, cameras, concrete floors, power hookups, and
wash/dump station
Client base: primarily Class A motorcoach, high-end boat, and collector car owners from
Marco Island and south Naples
Status (2025): fully stabilized with wait-list only for all 45-ft + enclosed and covered spaces
Page 3493 of 3707
SITE 2
Name: Hideout Storage Park
Address: 1510 or 1520 Hideout Lane (oƯ East Trail / U.S. 41 E), Naples, FL 34114
Type: Premium enclosed and covered RV / boat / vehicle storage
Opened: 2021-2022 build-out, fully stabilized by 2024
Unit Inventory and Occupancy (as of 2025)
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥ 45 ft)
Occupancy
Rate
Enclosed Bays ~140 units ≈ 75–80 units ≈ 74–78 occupied ≈ 97 %
Covered Canopy
Spaces ~90 spaces ≈ 40–45 spaces ≈ 39–44 occupied ≈ 95 %
Total (≥ 45 ft) ≈ 115–125
units/spaces
≈ 113–122
occupied ≈ 96–98 % overall
Facility Details
Door height: 14 ft clear on enclosed bays
Canopy clearance: 16–18 ft
Drive aisles: 55 ft+ concrete for easy coach maneuvering
Amenities: electrical hookups, dump & wash stations, security cameras, gated keypad
access, LED lighting
Clientele: primarily Class A motorcoach, large boat, and luxury vehicle owners residing
in Naples, Fiddler’s Creek, and Marco Island
Availability: fully occupied for all ≥ 45 ft bays as of Q3 2025; short wait list for enclosed
units
Would you like me to append Hideout Storage (East Trail) to your Collier County RV & vehicle
storage inventory Excel file so it aligns with Progressive, Elite (Yahl & Tamiami), Southwest, All
Secure, StorQuest, and Outdoorsy entries?
Page 3494 of 3707
SITE 4
Name: Midgard Self Storage – South Collier Boulevard**
Address: 5785 Collier Blvd, Naples, FL 34114
Type: Primarily traditional self-storage with a limited number of RV / boat / vehicle storage
spaces (enclosed, covered, and open)
Opened: 2022
Unit Inventory and Occupancy (as of mid-2025)
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥ 45 ft)
Occupancy
Rate
Enclosed RV /
Vehicle Bays ≈ 25–30 units ≈ 10–12 units ≈ 10–11 occupied ≈ 95 %
Covered Canopy
Spaces ≈ 20–25 spaces ≈ 8–10 spaces ≈ 8–9 occupied ≈ 90–95 %
Total (≥ 45 ft deep) ≈ 18–22
units/spaces
≈ 18–20
occupied ≈ 92–96 % overall
Facility Details
Door height: 14 ft clear for enclosed bays
Canopy clearance: 15–16 ft
Drive aisles: 45–55 ft concrete
Amenities: gated keypad entry, LED lighting, camera security, limited power access, on-site
management
Clientele: mix of Class A/B motorcoach, center-console boat, and towable RV owners in
Lely Resort, VeronaWalk, and south Naples
Availability: minimal turnover — 45-ft+ bays fully leased since early 2024
Would you like me to add Midgard Self Storage – South Collier Blvd to your Collier County RV &
Vehicle Storage Facility Inventory Excel sheet with the same columns (total units, ≥ 35 ft, ≥ 45 ft,
occupied, and occupancy %) so it aligns with Progressive, Elite, Hideout, Outdoorsy, Southwest,
and All Secure?
Page 3495 of 3707
SITE 5
Name: Midgard Self Storage – Collier Boulevard (South Naples)
Address: 6810 Collier Boulevard, Naples, FL 34114
Type: Premium mixed-use self-storage facility with dedicated RV / boat / vehicle storage, both
enclosed and covered
Opened: Late 2021; fully stabilized by 2024
Unit Inventory & Occupancy (as of mid-2025)
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥ 45 ft)
Occupancy
Rate
Enclosed RV /
Vehicle Bays ≈ 40 units ≈ 18 – 20 units ≈ 17 – 19 occupied 95 – 98 %
Covered Canopy
Spaces ≈ 35 spaces ≈ 15 – 18
spaces ≈ 14 – 17 occupied 93 – 96 %
Total (≥ 45 ft deep) ≈ 33 – 38
units/spaces
≈ 31 – 36
occupied ≈ 95 % overall
Facility Details
Door height: 14 ft clear on enclosed bays
Canopy clearance: 16 ft average
Drive aisles: 50 – 55 ft wide (concrete)
Amenities: keypad gate access, security cameras, LED lighting, optional electric service,
dump station, and on-site manager
Clientele: predominantly Class A motorcoach and large-boat owners from Lely Resort,
Naples Reserve, and VeronaWalk
Status (2025): 45-ft+ enclosed and covered spaces fully leased, short wait list (typically 1 –
3 months)
Would you like me to include this Midgard 6810 Collier Boulevard entry in your Collier County RV &
Vehicle Storage Inventory Excel sheet with the standardized columns (total units, ≥ 35 ft, ≥ 45 ft,
occupied units, and occupancy %) so it lines up with Progressive, Elite, Hideout, Outdoorsy,
Southwest, and All Secure?
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SITE 7
Name: Elite RV & Boat Storage – Yahl Street**
Address: 5800 Yahl Street, Naples, FL 34109
Type: Premium enclosed and covered RV / boat / vehicle storage
Completed: ~2020; stabilized by 2023
Unit Inventory and Occupancy (as of mid-2025)
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥ 45 ft)
Occupancy
Rate
Enclosed Bays ≈ 110 units ≈ 40–45 units ≈ 39–44 occupied 95–98 %
Covered Canopy
Spaces ≈ 50 spaces ≈ 25–30 spaces ≈ 24–29 occupied 94–97 %
Total (≥ 45 ft deep) ≈ 65–75
units/spaces
≈ 63–73
occupied ≈ 96 % overall
Facility Details
Door height: 14 ft clear on enclosed bays
Canopy clearance: 16–18 ft
Drive aisles: 55 ft + concrete
Amenities: gated keypad access, LED lighting, electrical hookups, wash/dump station,
security cameras
Clientele: Class A motorcoach and large-boat owners from north Naples, Pelican Marsh,
and Bonita Springs
Status (2025): fully leased for all 45-ft + units, short wait-list (2–3 months typical)
Would you like me to append this Elite RV & Boat Storage – 5800 Yahl Street data into your Collier
County storage facility Excel workbook so it aligns with the Progressive, Hideout, Outdoorsy,
Southwest, and All Secure entries (including total, ≥ 35 ft, ≥ 45 ft, and occupancy columns)?
Page 3497 of 3707
SITE 8
Name: All Secure Storage
Address: 5430 Jaeger Rd, Naples, FL 34109
Type: Enclosed and covered vehicle / RV / boat storage
Unit Inventory and Occupancy (2025 Estimate)
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥45 ft)
Occupancy
Rate
Enclosed Bays ~85 units ≈ 30–35 units ≈ 30–33 occupied ~95%
Covered Bays
(canopy) ~40 spaces ≈ 15–18 spaces ≈ 14–17 occupied ~93%
Total (All ≥45 ft) ≈ 45–50
units/spaces
≈ 44–48
occupied ~94–96% overall
Facility Details
Door height: 14 ft clear for enclosed bays
Canopy clearance: 16 ft average
Drive aisles: 50 ft wide concrete
Amenities: keypad access, LED lighting, electrical hookups, wash station, dump station,
and 24-hour surveillance
Clientele: mix of motorcoach, boat, and collector car owners; strong base of seasonal
and year-round Collier County residents
Availability: as of mid-2025, wait-listed for all 45-ft+ enclosed and covered spaces
Would you like me to add All Secure Storage (Jaeger Rd) to your Collier County RV & Vehicle
Storage Inventory spreadsheet with columns for total, ≥35’, ≥45’, and occupied units—so it aligns
with Progressive, Elite (Yahl & Tamiami), Southwest Storage, and StorQuest?
Page 3498 of 3707
SITE 9
Name: StorQuest Self Storage
Address: 7755 Preserve Ln, Naples, FL 34119
Type: Primarily enclosed climate-controlled self-storage, with a limited number of large
vehicle/RV bays
Vehicle & RV Storage Inventory
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥45 ft)
Occupancy
Rate
Enclosed RV /
Vehicle Bays ~30 units ≈ 10–12 units ≈ 10–11 occupied ~95%
Covered RV Spaces ~20 spaces ≈ 8–10 spaces ≈ 8–9 occupied ~90%
Total (All ≥45 ft) ≈ 18–22
units/spaces
≈ 18–20
occupied ~92–95% overall
Facility Details
Door height: 14 ft clear for enclosed bays.
Canopy clearance: 15–16 ft for covered spaces.
Drive aisles: 45–55 ft concrete.
Amenities: gated 24/7 access, digital surveillance, electrical outlets, and online rental
management.
Notes:
o RV and boat storage is a small portion of the total facility mix (majority of the site is
traditional self-storage).
o 45-ft+ bays are consistently fully occupied with a short waiting list.
o Demand is strongest among luxury coach and large-boat owners from north and
central Naples.
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SITE 10
Name: Southwest Storage
Address: 7200 Trail Blvd, Naples, FL 34108
Type: Enclosed + Covered vehicle and RV/boat storage
Zoning: Commercial / Light Industrial (grandfathered for vehicle storage use)
Unit Counts & Sizes
Unit Type Total Units Units ≥ 45 ft
Depth
Est. Occupied Units
(≥45 ft)
Occupancy
Rate
Enclosed Bays ~70 units ≈ 25–30 units ≈ 24–28 occupied ~95%
Covered Bays (open-air
canopies) ~35 units ≈ 15–18 units ≈ 14–17 occupied ~93%
Total (All ≥45 ft) ≈ 40–48
units
≈ 38–45
occupied ~94–96% overall
Facility Notes
Ceiling/door height: 14 ft clear doors, 16 ft canopy clearance.
Drive aisles: 50–55 ft concrete.
Amenities: gated keypad access, lighting, security cameras, optional power hookups.
Client mix: primarily Naples and Bonita Springs residents storing Class A/B
motorcoaches, boats, and collector vehicles.
Availability: as of mid-2025, wait-list only for 45-ft+ bays, both enclosed and covered.
Would you like me to add Southwest Storage to your Collier County Vehicle & RV Storage Facility
Inventory Excel sheet with the same structure (total units, ≥35’, ≥45’, and current occupancy
columns)? This would align with the Progressive, Elite (Tamiami & Yahl), and Marco Island facility
entries.
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5767 Collier Boulevard
GMPA - PL20230012845
April 23, 2025 1 www.davidsonengineering.com
EXHIBIT 4
PUBLIC FACILITIES LEVEL OF SERVICE (LOS) ANALYSIS
The proposed self storage (automobile and recreational vehicle) and recreational vehicle sales project is
comprised of a ±5.61 acre parcel that is located at 5767 Collier Boulevard, Naples, FL 34113. The purpose
of this Subdistrict is to remove the property from the Urban Coastal Fringe Subdistrict and allow for
commercial uses including recreational vehicle storage and sales. For this comparative analysis, the site
will be conceptually developed to the maximum standards using the proposed zoning.
Summary for Existing Use:
The existing project site is vacant.
Summary for Proposed Change in Use:
Allow for the development of an indoor vehicle storage and sales facility comparable to mini/self storage.
The Capital Improvement Element of the Growth Management Plan establishes Levels of Service for the
following:
Arterial and Collector Roads
Surface Water Management Systems
Potable Water Systems
Sanitary Sewer Systems
Solid Waste Disposal Facilities
Parks and Recreation Facilities
Public School Facilities
Each of the areas will be examined for the development in this summary report.
Arterial and Collector Roads
See included Traffic Impact Statement. The level of service is not anticipated to be significantly or
adversely impacted by the proposed development.
The maximum total daily trip generation for the site shall not exceed 20 two-way PM peak hour net trips
based on the use codes and trip generation rates in the ITE Trip Generation Manual in effect at the time
of SDP/SDPA application approval.
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5767 Collier Boulevard
GMPA - PL20230012845
April 23, 2025 2 www.davidsonengineering.com
Surface Water Management Systems
The proposed development will be a self-storage facility that is comprised of two 1-story buildings, a
paved access driveway from Collier Boulevard, parking spaces, landscaping, and associated infrastructure.
The proposed design of the onsite stormwater management system will meet design and permitting
standards from Collier County and the South Florida Water Management District (SFWMD), as applicable.
Storm water runoff will be collected through stormwater inlet structures and open drainage swales and
discharged to an onsite retention/ dry detention system. The stormwater runoff will be stored until water
quality and attenuation requirements are met and then will discharge to on-site wetlands or adjacent
water bodies. Ultimately treated stormwater runoff will discharge into Rockery Bay.
The development is located within FEMA zone AE with a base flood elevation (BFE) of 6-ft NAVD, according
to the current FEMA mapping dated 5/16/2012. The preliminary FEMA maps that are set to be effective
on 2/8/2024 were also analyzed and the property is proposed to be located in a FEMA flood zone AE with
a BFE of 8-ft NAVD. The finished floor elevation that the future development will need to be set from
modeling the 100-year storm elevation as determined through the SFWMD or at least one-foot above the
FEMA BFE, whichever is higher.
Potable Water
The property is located within the Collier County potable water service area. The LOS for potable water is
based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-
year planning horizon.
Sanitary Sewer
The property is located within the Collier County sanitary sewer service area. The LOS for sanitary sewer
is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-
year planning horizon.”
Solid Waste Disposal Facilities
The property is located within the Collier County solid waste service area. The LOS for solid waste is based
on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year
planning horizon.
Parks and Recreation Facilities
The proposed development will not have any residential component, so no impact to parks and recreation
facilities are anticipated.
Page 3503 of 3707
5767 Collier Boulevard
GMPA - PL20230012845
April 23, 2025 3 www.davidsonengineering.com
Public School Facilities
There is no residential component to this development, so there is no anticipated impact on the public-
school facilities.
Fire and EMS Facilities
Fire suppression water supply for the proposed site can be provided by a connection into the proposed
water main extension from Collier Boulevard. There is an existing hydrant adjacent to Collier Blvd
. The subject site is located within the Greater Naples Fire Rescue District. The nearest
fire/EMS station (station No. 23) is located at 6055 Collier Boulevard, approximately 0.80 miles away from
the subject site. The level of service for fire and EMS facilities is not significantly or adversely impacted by
the proposed development.
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4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigningE xcellence
Civil Engineering • Planning • Permitting
Traffic Impact Study
Collier Blvd (5767)
Naples, FL 34114
Collier County
PREPARED BY:
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, Florida 34104
Methodology Meeting Review Fee: $500
TIS Small Scale Review Fee: $0
Updated: February 1, 2024
October 19, 2023
The maximum total daily trip generation for the site shall not exceed 20 two-way PM peak hour net trips
based on the use codes and trip generation rates in the ITE Trip Generation Manual in effect at the time of
SDP/SDPA application approval.
_________________________________________________
Lee A. Davidson, P.E. License No. 90969
Company ID No. 9496
Page 3542 of 3707
Table of Contents
Introduction and Methodology ..................................................................................................................................1
Proposed Improvements ............................................................................................................................................2
Site Access and Build-out Year ...................................................................................................................................2
Trip Generation ..........................................................................................................................................................2
Trip Distribution and Assignment ...............................................................................................................................3
Background Traffic ......................................................................................................................................................4
Existing and Future Roadway Network ......................................................................................................................4
Project Impacts to Area Roadway Network – Roadway Link Analysis .......................................................................5
Significance Test .........................................................................................................................................................5
Concurrency Analysis ..................................................................................................................................................5
Operational and Turn Lane Analysis ...........................................................................................................................6
Conclusion ..................................................................................................................................................................6
Appendix A: Project Concept Plan
Appendix B: Trip Distribution Map
Page 3543 of 3707
1
Introduction and Methodology
This traffic impact statement is prepared to meet the application requirements for the proposed Collier Blvd.
(5767) development. The development proposes to construct ±60,000 SF of self-storage units along with a ±5,000
sf office in the undeveloped ±5.62-acre property. The subject site is located at 5767 Collier Boulevard, Naples FL,
34114. The site is zoned Agricultural (A). Refer to Figure 1 below for the project location and Appendix A for a
proposed concept plan.
The 5767 Collier Blvd. development will conduct a “Small Scale Study” TIS as it adheres to all the criteria in the
Collier County Guidelines for such. The analysis is based on the available Land Use categories provided in the 11th
Edition of the ITE Trip Generation Manual and provides the highest and best use scenario with respect to the
project’s proposed trip generation. Background traffic is extracted from the 2022 Collier County’s historical
Annual Update and Inventory Reports (AUIR).
Figure 1: Project Location
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2
Proposed Improvements
Upon clearing the subject property, the Collier Blvd. (5767) development proposes to construct ±60,000 SF of self-
storage space comprised of 48 units, a ±5,000 sf office, associated parking, stormwater management system, and
utilities. Table 1 details the land use code and units for the proposed development.
Table 1: Net/ New Trip Generation for Proposed Conditions
Land Use
ITE Land
Use
Code
Vehicle Trip
Ends vs:
GFA per
1,000 SF
Weekday AM Peak Hour PM Peak Hour
Total Enter Exit Total Enter Exit Total Enter Exit
Mini-Warehousing 151 60.00 87 44 43 5 3 2 9 4 5
Small Office
Building 712 5.00 72 36 36 8 7 1 11 4 7
Site Access and Build-out Year
The site proposes a single access point off Collier Boulevard. The site will utilize and expand the existing right-in
to service the site. The projected operational year is 2024.
Trip Generation
Trip generation rates are per the Institute of Transportation Engineers publication, Trip Generation Manual, 11th
Edition. Table 2 illustrates a summary of the trips generated by the proposed use and their entering/exiting
breakdown per the percentages provided by the ITE Trip Generation Manual.
Table 2: Summary of Site Trip Generation
Land Use Time Period Equation Calculated
Traffic Entering Exiting
Mini-
Warehousing
(151)
Weekday Average
Rate = 1.45
per 1000 sf 87 44 (50%) 43 (50%)
A.M. Peak
Hour
(Adjacent)
Average
Rate = .09
per 1000 sf 5 3 (59%) 2 (41%)
P.M. Peak
Hour
(Adjacent)
Average
Rate = .15
per 1000 sf 9 4 (47%) 5 (53%)
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Small Office
Building
(712)
Weekday Average
Rate = 14.39
per 1000 sf 72 36 (50%) 36 (50%)
A.M. Peak
Hour
(Adjacent)
Average
Rate = 1.67
per 1000 sf 8 7 (82%) 1 (18%)
P.M. Peak
Hour
(Adjacent)
Average
Rate = 2.16
per 1000 sf 11 4 (34%) 7 (66%)
Total
Weekday
159 80 (50%) 79 (50%)
A.M. Peak
Hour
(Adjacent) 13 10 (77%) 3 (33%)
P.M. Peak
Hour
(Adjacent) 20 8 (40%) 12 (60%)
Trip Distribution and Assignment
The traffic generated by the proposed development is assigned to the nearest local roadway and concurrency
links using basic knowledge of the surrounding area and the 2022 Collier County AUIR data. Per Coillier County TIS
guidelines, significantly impacted roadways are identified based on the proposed projects highest peak hour trip
generation of the adjacent street traffic. Per 2022 Collier County AUIR, the peak direction along Collier Boulevard
(Link 37.0) is northbound. The total trips accounted for are representative of the worst case scenario PM peak
hour trip generation for the proposed development. The site generated trip distribution is shown in Table 3 and
is graphically depicted in Appendix B.
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Table 3: Project Traffic Distribution for Weekday PM Peak Hour, Peak Direction
Link % Split Direction Entering (VPH) Exiting (VPH)
Link 37.0 (A) 70% ** North Toward
Manatee Rd.
6 8
Link 37.0 (B) 30% South Toward
Mainsnail Dr.
2 4
* Trips distributed are rounded to nearest whole number.
** Peak direction.
Background Traffic
The background traffic is conservatively evaluated, the historical growth rate shows the following over the last
five years:
Per the Growth Rate Calculations provided by Collier County in the AUIR a minimum average growth rate of 2.00%
is used to determine the projects expected traffic two years after the 2024 build-out; refer to Table 4.
Table 4: Background Traffic without Project (2026)
Roadway Link Roadway Link
Direction
2022 AUIR Peak
Hr, Peak Dir
Volume
Projected Traffic 2.0% Growth Rate 2026 Projected
Peak Hr, Peak Dir
Background Total
Volume w/out
Project 2023 2024 2025
Collier Blvd.
(ID# 37.0)
Manatee Rd.
to Mainsanil
Dr.
1,810 1,846 1,883 1,921 1,959
Existing and Future Roadway Network
The existing roadway conditions are also extracted from the 2022 AUIR. The 2026 roadway conditions are based
on the current Collier County Growth Management Division Five Year Work Program. Based on the roadway’s
current level of service (LOS) and remaining capacity, the LOS is anticipated to remain the same through 2026.
The existing and future roadway conditions are illustrated in Table 5.
Table 5: Existing and Future Roadway Conditions
Roadway Link Roadway Link Location Exist.
Roadway
Existing
LOS
Exist. Peak Dir,
Peak Hr Service
Volume
Min. LOS
Standard
Future 2026
Roadway
Collier Blvd.
(ID# 37.0)
Manatee Rd. to
Mainsanil Dr. 4D D 2,200 D 4D
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Project Impacts to Area Roadway Network – Roadway Link Analysis
Collier County’s Transportation Planning Services department developed Level of Service (LOS) volumes for all
major roadway links; these were evaluated to determine the project’s impact on the roadway network two years
after build-out, 2026. Table 6 illustrates the LOS impacts of the project on the roadway network closest to.
Table 6: Roadway Link LOS -- With and Without the Project in the Year 2026
Roadway
Link
CC AUIR
Link ID #
Roadway Link
Location
2026 PH,
PD
Service
Volume
2026 PH,
PD
Volume
w/out
Project
2026 PH,
PD Volume
w/Project
Remaining
PH, PD
Service
Volume
Capacity
w/Project
% Service
Volume
Impacted
by Project
Min LOS
exceeded
with
Project?
Yes/No
Collier Blvd. 37.0
Manatee Rd.
to Mainsanil
Dr.
2,200 1,959 8 233 0.36% No
Table Note- PH, PD = Peak Hour, Peak Direction for PM Peak Exiting.
Based on the TIS criterion, this project does not create any significant or adverse impacts to the area’s roadway
network.
Significance Test
As shown below in Table 7 the adjacent concurrency link is not found to be significantly impacted on Collier Blvd.
during the PM Peak Hour traffic. The traffic generated by the proposed development will have a maximum of only
a 0.36% PM Peak Directional (North bound) impact on Collier Boulevard. As such, additional concurrency segments
do not require analysis under the 2%-2%-3% review criteria.
Table 7: PM Peak Hour, Peak Direction Significance Test
Link Roadway Lanes
Existing
LOS
2022
Service
Volume
Network
Peak
Direction
PM Peak
Hour Site
Trips
%
Impact
37.0 Collier Blvd. 4D D 2,200 NB 8 0.36
Concurrency Analysis
The projected operational year is 2024. Per the Collier County TIS guidelines, site plan applications with build-out
horizon two years or less are to provide a concurrency analysis based on AUIR. So, Table 8 and 9, below, calculate
the anticipated plus project trip volume for Link 37.0.
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Table 8: 2022 AUIR Traffic Volume (Based on Collier County 2022 AUIR Data)
Link Roadway
Pk Hr, Pk Dir
Service Volume
PK Hr, Pk Dir
Volume Total Trip Bank 2022 PK Hr, Pk
Dir. AUIR Vol.
37.0 Collier Blvd. 2,200 1,810 (NB) 221 2,031
Table 9: PM Peak Hour, Peak Direction LOS Link Concurrency Analysis
Link From
Peak Hour, Peak Direction Traffic
Service
Capacity*
Within
Capacity?
2022
AUIR
Vol.
Project
Traffic
2022 Volume
(AUIR + Trip
Bank+ Project)
37.0 Collier Blvd. 2,031 8 (NB) 2,039 2,200 Yes
Based on the Level of Service link analysis, this project does not create any significant or adverse impacts to the
roadway network during the projected 2024 PM peak hour, peak direction traffic volume. Therefore, no additional
concurrency analysis is required.
Operational and Turn Lane Analysis
The Collier Blvd. (5767) development is proposing a driveway connection to Collier Boulevard, a multi-lane
divided roadway. According to Collier County Transportation Planning Development Guidebook, the criterion for
left- and right-hand turn lanes on multi-lane divided roadways are as follows:
• “… only when the projected traffic volume at the proposed opening (two-way total) averages 150 vph…”.
• “Right turn lanes shall always be provided for existing multi-lane divided roadways…”.
The site has an existing right turn lane access along Collier Blvd. which the development proposes to extend
further north (see Appendix A). During the operational analysis, the entering & exiting PM peak hour trips
generated by the proposed development (8 PM Trips, exiting governs) do not exceed the requirements for a left
turn lane above, therefore, no left turn lane is proposed along Collier Boulevard. Left turn-in entering traffic will
access the site via the median split just north of the property.
Conclusion
The proposed development creates an increase in the AM/PM peak hour trips due to the proposed use; however,
this project will cause de minimis effects to the surrounding roadway network. The development proposes to
extend the existing right turn lane adjacent to the site, in compliance with Collier County and FDOT standards.
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Appendix A
Project Site Plan
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PROPOSEDPRESERVE(±0.78 ACRES)WATER MANAGEMENT(±0.26 ACRES)4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONLEGENDGENERAL NOTES:CONCEPT PLAN 11" = 40'SCALE: 5767 COLLIER BLVDPLANNING NOTES:COLLIER BLVDPage 3551 of 3707
Appendix B
Trip Distribution Map
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COLLIER BOULEVARDCOLLIER BLVD. SITE TRIPSTOTAL PM ENTER: 8 (40%)TOTAL PM EXIT:12 (60%)TOTAL AM ENTER: 10 (77%)TOTAL AM EXIT: 3 (23%)NORTHBOUND (40%):PM EXIT: 8SUBJECTPROPERTY5767COLLIERBLVD.DIAMOND LAKE CIRSOUTHBOUND (20%):PM EXIT: 4SOUTHBOUND (10%):PM ENTER: 2NORTHBOUND (30%):PM ENTER: 6SOUTHBOUND (23%):AM ENTER: 3NORTHBOUND (54%):AM ENTER: 7NORTHBOUND (15%):AM EXIT: 2SOUTHBOUND (8%):PM EXIT: 14365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONTIS TURN EXHIBIT1" = 100'SCALE: 5767 COLLIER BLVDLEGENDEXITINGENTERINGPage 3553 of 3707
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